How to Remove NYC DOB Work Without a Permit Violations, And Why You Can’t Ignore Them

[Michael Genari]

If you've received a Work Without a Permit violation in NYC, you're not alone — and you're definitely not off the hook. In fact, unpermitted construction in New York City is one of the fastest ways to trigger a Department of Buildings (DOB) violation, and it's expensive to ignore.

Whether you're looking to remove a DOB violation, resolve an ECB/OATH hearing, or want to know how to fix unpermitted work in NYC, this guide breaks down exactly what it takes — from civil penalties and permit filings to final sign-off and violation removal.

What Is a Work Without a Permit Violation in NYC?

In New York City, construction, plumbing, electrical, or structural work requires a permit from the Department of Buildings. If you do the work without it, the DOB will issue a violation — and it comes with steep financial penalties.

Most DOB Violations Are Also ECB/OATH Violations

While the DOB issues the violation, it’s typically classified as an Environmental Control Board (ECB) or an OATH violation. That means you’re also required to appear for a hearing before the Office of Administrative Trials and Hearings.

Ignoring it can result in:

• Default judgments
• Additional civil penalties
• A longer, more expensive resolution process

You’re now dealing with two enforcement tracks:

1. DOB compliance to legalize the work and remove the violation
2. ECB/OATH hearings that may impose separate fines for the same issue

What Happens If You Ignore the Violation?

If you ignore the initial violation:

• The DOB may return and issue repeat offenses, resulting in additional ECB/OATH hearings.
• If those hearings are also ignored, the violations go into default status, triggering maximum fines.
• Over time, daily interest and late fees accrue on the unpaid penalties.
• These unpaid debts are transferred to the NYC Department of Finance.
• Eventually, they are handed to collection attorneys — and can result in a lien against the property.

Even If the Work Was Already Completed...

This trips up a lot of investors:

That means you still need to go through the full DOB violation removal process, including architectural plans, permit filings, civil penalties, inspections, and sign-offs.

It doesn’t matter if the renovation happened 10 days ago, or 15 years ago — if it was un-permitted construction in NYC, you’ll need to legalize it now.

What Are the Fines and Civil Penalties?

Per NYC DOB guidelines:

• For 1- or 2-family homes, the civil penalty is 6x the permit fee, with a minimum of $600 and a maximum of $10,000
• For all other buildings, the penalty is 21x the permit fee, with a minimum of $6,000 and a maximum of $15,000

These penalties must be paid at the time of filing the permit application.

In addition, you’ll likely face a separate ECB/OATH fine — often between $1,250 and $5,000 or more — especially if you fail to correct the issue before the cure date (when applicable).

Step-by-Step: How to Remove a Work Without a Permit Violation in NYC

Whether the work was finished yesterday or a decade ago, the DOB wants it retrofitted into compliance, permitted, and inspected. Here's the complete process to fix work without a permit in NYC:

Step 1: Hire an Expediter + Architect or Engineer

The first step is assembling your compliance team:

• An expediter prepares and submits the necessary DOB applications. You can search online to hire an expediter in NYC for DOB violations.
• A licensed architect or engineer inspects the work, prepares as-built drawings, and signs off on the plans.

DOB violation removal is not a DIY process. You need licensed professionals to represent and certify the work.

Step 2: Hire a NYC-Licensed Contractor or Plumber

Permits in NYC are only issued under the license of a contractor or plumber:

• For general construction, hire a NYC-licensed general contractor
• For plumbing or gas work, hire a NYC-licensed master plumber

Your expediter prepared and files the permit applications, but the permits are issued to the name of the licensed contractor or plumber who will take responsibility for the job.

Step 3: File the Application + Pay the Civil Penalty

Once drawings are complete and your contractor is on board, your expediter files the permit application. The DOB then assesses the civil penalty based on the scope of the work.

This penalty must be paid before the permit is issued.

If you’ve received a Notice of Violation from ECB/OATH, your team should also prepare documentation for the OATH hearing to potentially reduce  that separate fine.

Step 4: Complete the Work and Schedule Inspections

Once the permit is issued, the contractor or plumber will:

• Complete any required work to bring it up to code
• Coordinate DOB inspections for final review

This applies even to completed jobs — retrofitting unpermitted work in NYC may involve minor updates or simply confirming it was done correctly.

Step 5: Close the Permit + Remove the Violation

After passing the construction and or plumbing inspections, your expediter will:

• Request final sign-off
• Obtain a Letter of Completion or updated Certificate of Occupancy (if needed)
• Submit all compliance documents to DOB and ECB/OATH to remove the violation from public records

The result: your violation is cleared, and your property is back in good standing.

Why NYC Investors Should Care:

• Derail property sales and closings
• Work without a permit violations in NYC Will block all permit approvals for future work
• Prevents sales, closings, refinancing or HELOCs
• Jeopardize 1031 exchanges
• Void insurance coverage
• Trigger fines, liens, or legal action

And worst of all: DOB violations don’t expire. They stay with the property until someone takes action.

Pro Tip: Always Check for Open DOB Violations

Before buying property in NYC, run a DOB violation lookup and search the OATH/ECB records. If you're inheriting past renovations or buying a flip, assume there's work that wasn't permitted.

Knowing how to fix it early gives you negotiating power and helps you budget for the DOB violation removal process.

Final Thoughts

Whether you're house hacking a brownstone or managing a multi-unit portfolio, DOB Work Without a Permit violations should never be ignored.

Even if the work is done and looks great, it still must be permitted, inspected, and signed off by the city.

Handle it right, and it's just another box to check. Handle it wrong, and it could cost you far more than the renovation itself.