Real estate compliance consulting · New York City
Violations cleared. Orders lifted. Your building back to work.
Solve It resolves DOB, ECB/OATH, HPD and FDNY violations, gets stop work and vacate orders rescinded, and keeps owners ahead of NYC Local Law deadlines — so a posted notice doesn't turn into months of fines and a stalled project.
- Order
- Partial SWO
- Borough
- Brooklyn
- BIN
- 3 0xx xxx
- Reason
- Work beyond scope of approved permit
- Order posted on siteDay 0
- Solve It pulls records & inspectsDay 1
- Permit amended, conditions correctedWeek 2
- Rescission requested from DOBIn progress
- Order lifted, work resumes—
Start here
What did you receive?
Pick the notice closest to yours. Each page explains what it means, what it costs to ignore, and how we resolve it.
Stop Work Order
Full or partial SWO posted by DOB. Construction can't continue until it's rescinded.
Lift the order → Occupants outVacate Order
DOB, HPD or FDNY has ordered all or part of the building vacated.
Restore occupancy → Fines accruingViolation or summons
DOB, ECB/OATH, HPD, FDNY or DSNY violation, including open items blocking a sale or refinance.
Clear the record → Deadline aheadLocal Law filing
Façade, gas piping, emissions, benchmarking, parking structure and other periodic filings.
Stay compliant →How a case runs
From posted notice to closed record
Review
We pull the property's full record — violations, complaints, permits, orders — and read the notice against it.
Plan
You get a written scope: what must be corrected, which filings and professionals are needed, and a realistic timeline.
Correct & file
We coordinate the architect, engineer or contractor, then prepare and submit certifications, applications and hearing materials.
Close out
We follow the case until the agency records it resolved — order rescinded, violation dismissed, penalties settled.
Why owners call us
One team that speaks every agency's language
NYC building enforcement is split across several agencies, each with its own forms, portals and hearing process. We handle all of it under one roof, so nothing falls between the cracks.
- Fast first response. An active stop work order costs money every day, so urgent cases get reviewed first.
- Plain-language plans. You'll know what's required, who does what, and what it will cost before work starts.
- Hearing preparation. We assemble the evidence and certifications needed to cure or contest OATH summonses.
- Clean records for transactions. We clear open violations that hold up closings, refinances and certificates of occupancy.
- Ongoing monitoring. Portfolio clients get alerts on new violations, complaints and upcoming Local Law deadlines.
Agencies we work with
Every desk your building answers to
Got a notice on the door?
Send us a photo of it. We'll tell you what it means and what it takes to clear.
Home / Services
Services
Compliance work, start to finish
We represent owners, managing agents, developers and contractors in front of every agency that enforces building rules in New York City.
Violation removal
Research, correct and formally close out open violations.
- DOB & ECB/OATH violations
- HPD Class A, B & C violations
- FDNY, DEP & DSNY summonses
- Certificates of Correction
Stop work orders
Get full and partial SWOs rescinded so the job can restart.
- Cause analysis & site review
- Permit amendments & new filings
- Rescission requests
- Penalty resolution
Vacate orders
Correct the conditions behind a vacate order and restore legal occupancy.
- Full & partial vacate orders
- Illegal conversions & egress issues
- Coordination with engineers
- Rescission & reoccupancy
Local Law compliance
Track and file every recurring inspection and report your building owes.
- LL11 façade (FISP)
- LL152 gas piping
- LL97 emissions & LL84 benchmarking
- LL126 parking structures
Due diligence
Property compliance reports for buyers, lenders and attorneys before closing.
- Open violation & order search
- Permit and C of O review
- Cost-to-cure estimates
Permits & certificates
Filings that come up while clearing violations and orders.
- Permit renewals & sign-offs
- Letters of No Objection
- C of O & TCO support
Violations we resolve
How we clear them
We start by pulling the building's full record, because the violation on your desk is rarely the only one. We then separate what needs physical correction from what is a paperwork problem — a missing sign-off, an unfiled certification, or a violation already corrected but never closed.
For ECB/OATH summonses, we prepare a Certificate of Correction or build the case for the hearing. For HPD, we coordinate repairs and certify correction. When penalties are outstanding, we help you understand them and resolve them so the record shows the violation as closed, not just corrected.
Common reasons DOB issues an SWO
What we do
- Diagnose. Review the order, the inspector's notes and the permit history to pinpoint the cause.
- Fix the gap. Coordinate your architect or engineer on amendments, new applications or corrective work.
- Request rescission. Prepare and submit the rescission request with the documentation DOB expects.
- Resolve penalties. Address any associated violations so the order doesn't come back as an open item later.
Partial vs. full orders
A partial SWO stops only certain work, and some activities — like making the site safe — may still be allowed. A full SWO stops all work. Continuing work in violation of an SWO carries serious penalties, so check with us before anyone picks up a tool.
Why vacate orders are issued
How we resolve them
Vacate orders can come from DOB, HPD or FDNY, and each agency has its own path to rescission. We identify the issuing agency and exact conditions cited, bring in the right licensed professionals, oversee the corrections and filings, and push for rescission so the space can be legally reoccupied.
Where the underlying use can't be legalized, we help you understand your options early — before money is spent on work that won't satisfy the agency.
| Law | What it requires | Who it applies to | Cycle |
|---|---|---|---|
| LL 11/98 · FISP | Façade inspection by a qualified exterior wall inspector, with a technical report filed to DOB | Buildings taller than six stories | Every 5 years |
| LL 152/16 | Inspection of exposed gas piping by a licensed master plumber | Most buildings, except one- and two-family homesDue year set by community district | Every 4 years |
| LL 97/19 | Building greenhouse-gas emissions limits and annual emissions reporting | Most buildings over 25,000 sq ft | Annual report |
| LL 84/09 · LL 133/16 | Energy and water benchmarking | Buildings over 25,000 sq ft | Annual |
| LL 87/09 | Energy audit and retro-commissioning | Buildings over 50,000 sq ft | Every 10 years |
| LL 88/09 | Lighting upgrades and tenant-space electrical sub-metering | Buildings over 25,000 sq ftConfirm status if not yet filed | One-time |
| LL 126/21 | Periodic condition assessment of parking structures | Parking garages and structures | Periodic |
| LL 31/20 | Lead-based paint testing in pre-1960 dwelling units | Multiple dwellings (HPD) | Per HPD rules |
| Elevator & boiler | Category 1 and 5 elevator tests; boiler inspections | Buildings with elevators or regulated boilers | Annual / 5-year |
Summary for general orientation only. Applicability, due dates and penalties depend on each building and change as rules are updated — ask us for your building's exact schedule.
A compliance calendar for your building
Send us the address or BIN. We'll map which laws apply, what's already on file, what's overdue, and when the next filing is due.
- Applicability review by building size, height, occupancy and equipment.
- Vendor coordination with inspectors, engineers and plumbers who perform the work.
- Filing and follow-up until DOB or HPD shows the requirement as satisfied.
- Reminders ahead of each deadline, across your whole portfolio.
Not sure which laws apply to you?
We'll build your building's compliance calendar.
Home / About
About Solve It
We solve the problems that stop buildings
Solve It is a New York City real estate consulting firm focused on one thing: getting properties into compliance and keeping them there.
Who we work for
Property owners, managing agents, co-op and condo boards, developers, contractors, and the attorneys and lenders who advise them. Whether it's a single brownstone or a multi-building portfolio, the goal is the same: a clean record and a building that can operate without interruption.
Straight answers
We tell you what a notice actually means and what it will take — even when the answer isn't what you hoped.
Follow-through
A case isn't done when the work is done. It's done when the agency's record says so.
Prevention over cure
The cheapest violation is the one you never get. We help clients stay ahead of inspections and deadlines.
How quickly can a stop work order be lifted?
It depends on why it was issued. If the cause is a paperwork gap, it can move quickly; if it requires new plans, permit amendments or corrective work, it takes longer. After reviewing your order we'll give you a realistic timeline.
Can I keep working while the stop work order is being resolved?
Generally no. Working in violation of a stop work order leads to additional penalties. A partial order may allow some work, and DOB may permit work needed to make the site safe — check with us before any work continues.
What's the difference between a DOB violation and an ECB/OATH violation?
A DOB violation records a condition against the property and usually has no fine on its own. An ECB violation (now heard at OATH) is a summons with civil penalties and a hearing date. Both need to be resolved to clear the record.
I fixed the condition. Why is the violation still open?
Correcting the condition and closing the violation are two separate steps. The agency usually needs a formal certification of correction, a sign-off or a dismissal before the record changes. We handle that step.
Do you handle violations holding up a sale or refinance?
Yes. We search the property's full record, identify what must be cleared before closing, estimate the cost to cure, and work to close the items on the deal's timeline.
Which boroughs do you serve?
All five: Manhattan, Brooklyn, Queens, the Bronx and Staten Island.
Still have a question?
Tell us about your building and we'll get back to you.
Home / Contact
Free case review
Tell us what you're dealing with
Share the basics and we'll review the property's record and get back to you with next steps.
- Phone
- 212.SOLVE.IT (212-765-8348)
- office@solveitny.com
- Office
- 670 Flushing Ave, Suite 211
Brooklyn, NY 11206 - Service area
- All five boroughs of New York City