How We Cleared 12 Open Violations for a Brooklyn Brownstone in 30 Days

The Situation

The owner of a three-story brownstone in Park Slope, Brooklyn needed to refinance to fund a renovation project. The lender's title search revealed 12 open violations that the owner had never been notified about — or had forgotten. The lender gave a firm deadline: clear the violations within 45 days or the refinance application would lapse. The owner called ClerkSide with 40 days left.

What We Found

ClerkSide's initial audit pulled records from DOB, HPD, OATH, DOT, and Landmarks. The full violation inventory:

• DOB safety violations (4): Two Class 2 violations for unpermitted plumbing work in the basement apartment, one Class 3 for a missing handrail on the exterior stoop, and one for an expired boiler certificate.
• HPD violations (6): Three Class B violations for peeling paint in common areas, two Class B for window guard non-compliance, and one Class C for a broken window lock in a unit with a child under 11.
• ECB fines (2): Two open ECB fines totaling $8,200 from the unpermitted plumbing work — both in default with accruing interest.

The Strategy

With a 30-day working window (allowing 10 days of buffer before the lender's deadline), the team prioritized by urgency and blocking status:

1. Week 1: HPD Class C window lock repair completed same-day. Certification submitted through HPD Online with photos and contractor invoice. ECB fine hearing requests filed to stop additional interest accrual. Boiler inspection scheduled with a licensed inspector.
2. Week 2: Licensed plumber engaged for the basement plumbing. Retroactive permit application filed through DOB NOW. HPD Class B peeling paint and window guard repairs completed and certified.
3. Week 3: Boiler inspection completed and certificate filed. DOB permit for plumbing approved. Stoop handrail installed by licensed contractor. Certificates of Correction filed for all DOB items.
4. Week 4: DOB re-inspections for Class 2 violations completed. OATH hearing for ECB fines resulted in a stipulation reducing the total from $8,200 to $4,100 (50% reduction based on demonstrated correction). All remaining HPD certifications processed.

The Outcome

All 12 violations were closed on the city's records within 30 days. The two ECB fines were reduced by 50% through OATH hearings. The lender received a clean violation report, and the refinance closed on schedule — 5 days before the lender's deadline.

Key Takeaway

Violations on a property record don't resolve themselves, and they don't move on the city's timeline unless someone is actively pushing them. The difference between 30 days and 6 months on this property was having a team that knew which agencies to file with, which contractors to engage, and how to schedule inspections efficiently.

If you're heading toward a closing or refinance with open violations, search your property at clerkside.com to see the full picture. Then call (617) 415-8731 to discuss how fast the team can move on your timeline.