SWO triggered audit

Long story short, DOB inspectors took issue with our cellar excavation and issued a full SWO. The cure they wanted was Kafkaesque, so our architect/engineer submitted a more restrained alternative. This has now triggered a full excavation audit on our project. Does anyone have any experience with how long these take to resolve?

rarara

in General Discussion 4 years ago

11

Please log in, in order to post replies!

11 replies

Newest Oldest

rarara | 4 years ago

string(1) "1"
object(WP_User)#5118 (8) {
  ["data"]=>
  object(stdClass)#4850 (12) {
    ["ID"]=>
    string(5) "11261"
    ["user_login"]=>
    string(6) "rarara"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(6) "rarara"
    ["user_email"]=>
    string(22) "rivingtonapt@yahoo.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-06-04 20:00:21"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "rarara"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(11261)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

We’re very confident the neighbors are not actually in any danger, since, on one side, the neighbor’s much deeper cellar walls were actually underpinned by the same architect, and, on the other side, aside from the known underpinning, our contractor is doing repair work. Which is why the DOB objections are so baffling.

RobertGMarvin

in General Discussion 4 years ago

string(1) "2"
object(WP_User)#5118 (8) {
  ["data"]=>
  object(stdClass)#5126 (12) {
    ["ID"]=>
    string(3) "779"
    ["user_login"]=>
    string(13) "RobertGMarvin"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(13) "RobertGMarvin"
    ["user_email"]=>
    string(40) "64df18426207ddf12f1789eba7eabd04a9c3f615"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2007-08-10 18:03:45"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(10) "Bob Marvin"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(779)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Long-time Brownstoner readers will recall a series of articles about two (three?) houses in Bedford Stuyvesant that had demolition orders issued by DOB under similar circumstances. Fortunately they ended up being saved. Let’s hope the OP’s situation is less serious.

hkapstein | 4 years ago

string(1) "1"
object(WP_User)#4917 (8) {
  ["data"]=>
  object(stdClass)#4872 (12) {
    ["ID"]=>
    string(6) "197623"
    ["user_login"]=>
    string(9) "hkapstein"
    ["user_pass"]=>
    string(34) "$P$Bi/rarQU.AidQ5DWnWIzXSi7UikLcx/"
    ["user_nicename"]=>
    string(31) "boerumamaemailnotprovided-local"
    ["user_email"]=>
    string(19) "hkapstein@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2018-06-15 18:43:24"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(14) "Helen Kapstein"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(197623)
  ["caps"]=>
  array(1) {
    ["subscriber"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(10) "subscriber"
  }
  ["allcaps"]=>
  array(3) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Good luck with this project. Excavating the cellar could do serious damage to the buildings or hurt people if an accident occurs. I’d check that whoever is doing it has appropriate insurance. I’d be looking for 5 million. You may need project specific insurance, and a pgl form. There’s no shortcut here, and I’d let your architect, engineer, and expediter advise you on what needs to be done. You’re paying them to take responsibility for this project, and they know how to do it.

RobertGMarvin

in General Discussion 4 years ago

string(1) "2"
object(WP_User)#4917 (8) {
  ["data"]=>
  object(stdClass)#5128 (12) {
    ["ID"]=>
    string(3) "779"
    ["user_login"]=>
    string(13) "RobertGMarvin"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(13) "RobertGMarvin"
    ["user_email"]=>
    string(40) "64df18426207ddf12f1789eba7eabd04a9c3f615"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2007-08-10 18:03:45"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(10) "Bob Marvin"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(779)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

The suggested cure might not be so Kafkaesque IF the adjoining buildings are ACTUALLY in danger That’s not to say that this isn’t a nightmare for the OP, but if the neighboring foundations weren’t properly underpinned it’s a very dangerous situation.

rarara | 4 years ago

string(1) "1"
object(WP_User)#4891 (8) {
  ["data"]=>
  object(stdClass)#5124 (12) {
    ["ID"]=>
    string(5) "11261"
    ["user_login"]=>
    string(6) "rarara"
    ["user_pass"]=>
    string(0) ""
    ["user_nicename"]=>
    string(6) "rarara"
    ["user_email"]=>
    string(22) "rivingtonapt@yahoo.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-06-04 20:00:21"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "rarara"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(11261)
  ["caps"]=>
  array(0) {
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(0) {
  }
  ["allcaps"]=>
  array(0) {
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Alas, when helpful responses come in a week after the original post, it can take some time for OP to come back to it. We already have an architect and an engineer on the project, the plans were filed and approved w the DOB. The original inspectors that served the SWO thought the side walls shared w the neighbors weren’t properly supported and wanted the entire excavation filled back up with dirt. The audit people want all plans and drawings, surveys, monitoring reports, etc related to the excavation. It’s now pending review.

Guest User | 4 years ago

string(1) "3"
string(6) "200737"

I agree – the archives here are like a treasure trove of information… I frequently cut and paste tidbits of people’s responses into google docs for future reference! Thank you to all the people who post and help others. I don’t know where I’d be without this community!

hazeofhyacinth

in General Discussion 4 years ago

string(1) "2"
object(WP_User)#4906 (8) {
  ["data"]=>
  object(stdClass)#5121 (12) {
    ["ID"]=>
    string(6) "192869"
    ["user_login"]=>
    string(14) "hazeofhyacinth"
    ["user_pass"]=>
    string(34) "$P$BWp30lBLEKwuL3Vv1P7gCUBXtft9mz1"
    ["user_nicename"]=>
    string(14) "hazeofhyacinth"
    ["user_email"]=>
    string(19) "cecilia67@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2024-02-23 10:21:46"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(25) "Maria Garcia Maria Garcia"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(192869)
  ["caps"]=>
  array(1) {
    ["subscriber"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(10) "subscriber"
  }
  ["allcaps"]=>
  array(3) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Lots of us are reading along and mentally filing the information away in case we ever have similar issues, even if the OP ghosts! The detailed responses are wonderful and enlightening for those of trying to learn about realistic issues & solutions that come up in NYC homeownership. Thank you to everyone who shares their knowledge here.

JohnHancock | 4 years ago

string(1) "1"
object(WP_User)#5120 (8) {
  ["data"]=>
  object(stdClass)#5129 (12) {
    ["ID"]=>
    string(5) "22067"
    ["user_login"]=>
    string(11) "JohnHancock"
    ["user_pass"]=>
    string(34) "$P$Bw9EUIInWUWur5HPQmiuDek2VIWsxp1"
    ["user_nicename"]=>
    string(11) "JohnHancock"
    ["user_email"]=>
    string(18) "steefv@hotmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2008-12-17 12:39:58"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "JohnHancock"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(22067)
  ["caps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(1) {
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

Most of the time OP after posting just disappears….meanwhile everyone here has super detailed and lengthy responses offering solutions to unknown problems

daveinbedstuy | 4 years ago

string(1) "1"
object(WP_User)#4892 (8) {
  ["data"]=>
  object(stdClass)#5119 (12) {
    ["ID"]=>
    string(4) "3864"
    ["user_login"]=>
    string(13) "daveinbedstuy"
    ["user_pass"]=>
    string(34) "$P$BtJYyObAQmff2MQp.qFP7/kmwU1bBZ1"
    ["user_nicename"]=>
    string(13) "daveinbedstuy"
    ["user_email"]=>
    string(19) "djl135e54@yahoo.com"
    ["user_url"]=>
    string(55) "http://bstoner.wpengine.com/forums/users/daveinbedstuy/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:23:53"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(13) "daveinbedstuy"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(3864)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

I love so many of these posts that want a solution but never outline exactly what their issues were. SMFH.

hkapstein | 4 years ago

string(1) "1"
object(WP_User)#4906 (8) {
  ["data"]=>
  object(stdClass)#5123 (12) {
    ["ID"]=>
    string(6) "197623"
    ["user_login"]=>
    string(9) "hkapstein"
    ["user_pass"]=>
    string(34) "$P$Bi/rarQU.AidQ5DWnWIzXSi7UikLcx/"
    ["user_nicename"]=>
    string(31) "boerumamaemailnotprovided-local"
    ["user_email"]=>
    string(19) "hkapstein@gmail.com"
    ["user_url"]=>
    string(0) ""
    ["user_registered"]=>
    string(19) "2018-06-15 18:43:24"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(14) "Helen Kapstein"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(197623)
  ["caps"]=>
  array(1) {
    ["subscriber"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(1) {
    [0]=>
    string(10) "subscriber"
  }
  ["allcaps"]=>
  array(3) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

What is being audited? Did the engineer self certify the plans for excavation? I have resolved an audit before, the trick was to talk to the audit folks and find out what paperwork they wanted to see to resolve it. In my case it was stamped plans by an engineer, which I actually already had and were filed with DOB. It wasn’t quick though. I had to get in contact with someone from audit, so they could tell me what they wanted. Back then I did this at the DOB window. If the paperwork they want requires you to hire an engineer, surveyor, plumber or whatever, then you’d have to do that, or make a per11 appointment with the commissioner’s office and try to appeal. Janedrew’s approach may get you back to work quicker. If you file approved plans, you can probably L2 the job and convert your SWO into a partial SWO, or even eliminate it entirely and proceed with the approved work. You’ll still need to resolve the audit though, or risk it coming back to bite.

Guest User | 4 years ago

string(1) "3"
string(6) "200749"

It will take as long as it takes for the plan examiner to approve the solution that you are proposing. Could be a few weeks and could be a few months. Also DOB gets backlogged in summer so you definitely don’t want to be caught in that. Not sure what you mean by Kafkaesque. My experience has been that if you don’t submit the solve they want, it will drag on. Better to go with what the examiner will approve… then file post approval to try and change it.