Recourse on LPC violations received PRIOR to closing?

How long does it take for an LPC violation to be recorded and available on public records? Is it possible that no one could have known about the violation because it wasn’t posted before you closed? I hope this is not the case, but the City can be really slow sometimes.

housepoor

in General Discussion 8 years ago

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locksmithhacckensack | 8 years ago

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We purchased our renovated home in a landmarked area and were told by the developer that all facade renovations up to LPC code. (We are now learning what REAL Landmark renovations entail.) Before we closed, our attorneys did a violations search and found nothing. However, a month later, we found out that the property was issued 7 LPC violations two weeks before we closed on the home. To cure the violations, we need a new door, new windows and host of other things that amount to at least $80,000 of work.

Are there any attorneys that specialize in pursuing developers for negligent work? Anyone else have any experience or success with something like this? Thanks.

CarmenR | 8 years ago

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Did you guys have title insurance? I wonder if that might cover some of this? I don’t know about LPC specifically but this sounds like something that may be covered.

locksmithhacckensack | 8 years ago

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Hi Carmen, thanks! Good point, I’ll have to look into that. Almost positive we paid for a title policy.

locksmithhacckensack | 8 years ago

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Hi Carmen, thanks! Good point, I’ll have to look into that. Almost positive we paid for a title policy.

locksmithhacckensack | 8 years ago

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Hi Carmen, thanks! Good point, I’ll have to look into that. Almost positive we paid for a title policy.

housepoor | 8 years ago

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My experience with title insurance is it does not cover violations. I hope your policy differs. As the name implies, title insurance is for just that, screw ups in the chain of title.

As far as LPC in concerned, that is a horrible story and I am sorry you are going through it. You might check to see if the developer took out any permits to do the work. If they did, then somewhere along the way LPC had to approve them for the DOB to give a go ahead. I imagine they would not have gotten DOB sign-off if the work did not comply with LPC. If there was self-certification, that might be fraud. If they did not take out permits, figure out if they needed to. Were the windows you now have new? If not, could they have been there before the construction, maybe before the house was even landmarked? That could be one avenue to pursue. Good luck….

dmdesmond | 8 years ago

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I would talk to your closing attorney first. If he did a search for violations for you he is the first one you need to talk too. He may be able to tell you if the seller is liable. Then talk to another attorney to see if your closing attorney is liable.

NeoGrec | 8 years ago

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Good advice from housepoor. My understanding is that DOB follows LPC. In other words, DOB won’t sign off unless LPC is satisfied. The timeline issue is important too. By the way, LPC can be inefficient because they have a small staff but they are not inaccessible (like DOB) or even inflexible (though some rules are pretty strict) so you could try to schedule a quick meeting with one of their staff to obtain further clarification and maybe even some relief from certain requirements.

boredatwork | 8 years ago

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I wouldn’t go near LPC until you have a clearer idea from your closing lawyer where you stand. You will just raise more red flags.

Whats not clear from the OP is if you knew about these violations before closing or after. If you knew about them before, then you would seem to have no recourse. Your closing attorney might bear some of the blame here if they did not do violation check right before closing and you only learned of them after closing.

If these violations were earned before you closed, but did not learn about them until after, you might be able to go after the seller, especially if there are some escrow $ from the seller. If you have closed and there is no escrow, it will likely take a lawsuit to recover from the developer, who is likely an LLC and now gone with the wind.

It really depends on what kind of assurances the developer made in writing before the sale. If he lied and you can prove it, that fraud, not negligence.

locksmithhacckensack | 8 years ago

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Thanks, all. So here’s the scoop:

– We found out about the violations after we closed. Had we known about them, we would have negotiated differently.
– Good news is that we do have a line of contact with the seller but he is (surprise) dragging us along and I have a feeling getting to a resolution will be like pulling teeth, so I think going the legal route may be our only option? (ugh.)
– We did contact our closing attorney and learned that the statute of limitations is 6 years It may be necessary to start a contract claim action because they would have had notice of this violation before closing, and not provided same.
– We are in full communication with LPC and have every intention to make good on compliance. It’s just the $$ obviously to do it 🙂

– In addition to all this, I’m pretty sure the developer is NOT licensed, so I’m guessing it would be in his (and our) best interest to settle out of court. Just wondering if anyone else has had to deal with sellers on issues of fraud or negligence.

locksmithhacckensack | 8 years ago

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Thanks, all. So here’s the scoop:

– We found out about the violations after we closed. Had we known about them, we would have negotiated differently.
– Good news is that we do have a line of contact with the seller but he is (surprise) dragging us along and I have a feeling getting to a resolution will be like pulling teeth, so I think going the legal route may be our only option? (ugh.)
– We did contact our closing attorney and learned that the statute of limitations is 6 years It may be necessary to start a contract claim action because they would have had notice of this violation before closing, and not provided same.
– We are in full communication with LPC and have every intention to make good on compliance. It’s just the $$ obviously to do it 🙂

– In addition to all this, I’m pretty sure the developer is NOT licensed, so I’m guessing it would be in his (and our) best interest to settle out of court. Just wondering if anyone else has had to deal with sellers on issues of fraud or negligence.

locksmithhacckensack | 8 years ago

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Thanks, all. So here’s the scoop:

– We found out about the violations after we closed. Had we known about them, we would have negotiated differently.
– Good news is that we do have a line of contact with the seller but he is (surprise) dragging us along and I have a feeling getting to a resolution will be like pulling teeth, so I think going the legal route may be our only option? (ugh.)
– We did contact our closing attorney and learned that the statute of limitations is 6 years It may be necessary to start a contract claim action because they would have had notice of this violation before closing, and not provided same.
– We are in full communication with LPC and have every intention to make good on compliance. It’s just the $$ obviously to do it 🙂

– In addition to all this, I’m pretty sure the developer is NOT licensed, so I’m guessing it would be in his (and our) best interest to settle out of court. Just wondering if anyone else has had to deal with sellers on issues of fraud or negligence.

mozeeatupu | 8 years ago

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If the developer is not licensed, then all the work must have been done without permits, which you must’ve found out before closing. This would put you at a severe disadvantage in any recourse.

locksmithhacckensack | 8 years ago

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@mozeeatupu, we were informed that all facade work was fully permitted, hence the surprise when LPC came up. The windows permit was filed, but was never signed off by LPC.

locksmithhacckensack | 8 years ago

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@mozeeatupu, we were informed that all facade work was fully permitted, hence the surprise when LPC came up. The windows permit was filed, but was never signed off by LPC.

locksmithhacckensack | 8 years ago

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@mozeeatupu, we were informed that all facade work was fully permitted, hence the surprise when LPC came up. The windows permit was filed, but was never signed off by LPC.

catpiers22 | 8 years ago

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Luckily, you didn’t have to live next door paying rent or having just boughten while the developer illegally did his noisy work, like myself. The Brooklyn Commisioners are clueless and the buildings and transportation people could care less about the people actually living here who have to listen to drills and saws Monday- Sunday as developers prepare other homes to sell. Wait until you experience that in your new home.

catpiers22 | 8 years ago

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Luckily, you didn’t have to live next door paying rent or having just boughten while the developer illegally did his noisy work, like myself. The Brooklyn Commisioners are clueless and the buildings and transportation people could care less about the people actually living here who have to listen to drills and saws Monday- Sunday as developers prepare other homes to sell. Wait until you experience that in your new home.

catpiers22 | 8 years ago

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Luckily, you didn’t have to live next door paying rent or having just boughten while the developer illegally did his noisy work, like myself. The Brooklyn Commisioners are clueless and the buildings and transportation people could care less about the people actually living here who have to listen to drills and saws Monday- Sunday as developers prepare other homes to sell. Wait until you experience that in your new home.