How We Handle DOB Violations and Stop-Work Orders in Queens

DOB violations and stop-work orders are more than paperwork problems; they can shut down a project, delay timelines, and create serious financial risk. In Queens, where inspections are frequent and enforcement is strict, knowing how to respond quickly and correctly is critical.

Our team specializes in navigating NYC Department of Buildings enforcement issues. Below is how we handle DOB violations and Stop Work Orders from start to finish and how we help clients get back to work as fast as possible.

Understanding DOB Violations

A DOB violation is issued when a property or job site is found to be out of compliance with NYC Construction Codes, Zoning Regulations, or permit requirements. Violations can stem from inspections, complaints, or follow-up visits and remain on record until they are properly resolved.

Unaddressed violations can interfere with:

• Active construction
• Property sales or refinancing
• Permit approvals
• Certificate of Occupancy issuance

That’s why early action matters.

What Is a Stop-Work Order?

A Stop-Work Order (SWO) is one of the most serious enforcement actions the DOB can issue. It immediately halts construction activity due to unsafe conditions or work performed without required permits.

There are two types:

• Full Stop-Work Orders, which shut down all construction activity on site
• Partial Stop-Work Orders, which restrict specific trades or scopes of work

Ignoring a Stop-Work Order can result in steep civil penalties and additional violations  and the DOB will not lift the order until all conditions are fully resolved.

Our Process for Resolving DOB Violations and Stop-Work Orders

1. Immediate Review and Site Assessment

As soon as a violation or stop work order is issued, we conduct a detailed review of:

• The violation type and code references
• Inspection notes and DOB comments
• Existing site conditions

We document the site thoroughly to understand what triggered the enforcement action and determine the fastest path to compliance.

2. Clear Accountability and Coordination

We assign a dedicated compliance lead to manage the issue from start to finish. This person coordinates with:

• Property owners
• Contractors and subcontractors
• Engineers and architects
• DOB inspectors and plan examiners

Having one point of responsibility keeps communication clear and prevents delays.

3. Corrective Action and Documentation

Once the issue is identified, we move quickly to correct it. This may include:

• Securing missing permits
• Addressing safety or structural conditions
• Modifying work to match approved plans

We prepare and submit all required documentation, including Certificates of Correction, affidavits, photos, and supporting materials needed for DOB review or hearings.

If a violation is disputed, we assist with OATH hearings and provide guidance throughout the adjudication process.

4. Re-Inspection and Lifting the Stop-Work Order

After corrective work is complete:

• We request a DOB re-inspection
• Ensure all cited conditions are fully resolved
• Confirm that all civil penalties and fees are paid

Only after the DOB officially rescinds the Stop-Work Order can construction legally resume. We verify that the DOB system reflects the clearance and provide confirmation to all stakeholders.

5. Preventing Future Violations

The best way to deal with DOB enforcement is to avoid it altogether. We help clients stay compliant by:

• Monitoring permit status and expiration dates
• Conducting proactive site compliance reviews
• Identifying open violations before sales or refinancing
• Educating site teams on DOB inspection readiness

This proactive approach reduces downtime, limits risk, and keeps projects moving forward.

Conclusion

DOB violations and Stop Work orders don’t have to derail your project  but they do require fast, informed action. With the right process and experienced oversight, most enforcement issues can be resolved efficiently and correctly.

If you’re dealing with DOB violations or a Stop-Work Order in Queens, our team is ready to help you navigate the process and get your project back on track.

Have a NYC DOB violation? Contact us at 718-441-5258.