Help with DOB jobs, filings, notarizations and tickets

DOB Construction Superintendent

Many DOB construction jobs must have a Construction Superintendent who is registered with DOB and designated on the job. We can act as the registered Construction Superintendent on your job: keeping up the site oversight, logs and DOB coordination that the role requires while the work is under way.

Whether your job needs one depends on the type and scope of work. Your design professional or DOB can confirm. Registration: [CS REGISTRATION # — TO BE ADDED]

Expediting

We prepare and file applications with DOB (including in DOB NOW) and HPD, follow up on plan examiner objections, schedule required inspections, and work toward permits and sign-offs. We also help clear violations, for example by gathering proof of correction and filing it with the right agency.

What we can help with

• DOB NOW: Build job filings by work type: alterations, new buildings and demolitions, plus plumbing, sprinkler, standpipe, mechanical, boiler equipment, structural, foundation and earthwork, sidewalk sheds, scaffolds, construction fences, signs, curb cuts and solar
• DOB NOW electrical and elevator filings, coordinated with your licensed electrician or elevator contractor
• Work permits, permit renewals and reinstatements
• After-hours variances (AHV) for work outside standard construction hours
• Plan approval: plan examiner reviews, objections, resubmissions and professional-certification audits
• Sign-offs and Letters of Completion (LOC), including closing out older BIS jobs
• Temporary and final Certificates of Occupancy (TCO/CO) and Letters of No Objection
• DOB violations: gathering proof of correction, Certificates of Correction and dismissal requests
• ECB/OATH violations: certifying correction and preparing for hearings
• HPD violations: certifying corrections and requesting reinspection or dismissal
• Stop work orders: correcting the conditions and requesting that DOB rescind the order
• HPD annual property registration
• Rent registration help (NYS HCR annual rent registration for rent-stabilized units)
• Bedbug annual report filing (HPD, December 1–31)
• RPIE filing help (NYC Department of Finance, usually due June 1)
• FDNY submissions, plan reviews, permits and inspection appointments
• DEP filings such as backflow prevention (cross-connection) and site connection proposals
• DOT sidewalk, curb and street-work permits
• Landmarks Preservation Commission (LPC) permits for landmarked buildings and historic districts
• Zoning and property research: zoning, certificate of occupancy history, open permits and violations

Filing representative registration: [FILING REP REGISTRATION # — TO BE ADDED]

Notary services

Notarization of documents such as DOB and HPD forms, affidavits and owner authorizations. Please bring a valid government-issued photo ID, and don’t sign the document until you’re in front of the notary.

What we can notarize

• Acknowledgments: confirming the signer’s identity and that they signed willingly (common for deeds and other real estate documents)
• Jurats and affidavits: administering an oath or affirmation for a sworn written statement
• Oaths and affirmations
• DOB, HPD and other agency forms that require a notarized signature
• Owner authorizations and letters of authorization for filings
• Leases, riders and other real estate or property management documents you have already prepared
• Mobile notarization at your office, building or job site, by appointment
• Remote online notarization by live video (New York allows this only for notaries registered with the Department of State as electronic notaries)

What a notary can’t do: a New York notary who isn’t an attorney can’t give legal advice or draft legal papers such as deeds, leases, contracts, wills or affidavits, and can’t tell you which document you need. A notary also can’t notarize a document they’re a party to or have a financial interest in. See the NY Department of State notary page. Remote online notarization is offered only if [CONFIRM ELECTRONIC NOTARY REGISTRATION WITH NY DOS].

Notary commission: [NOTARY NAME / COMMISSION # — TO BE ADDED]

Ticket defense (OATH hearings) Paid add-on

Optional help with OATH summonses, including DOB/ECB, Sanitation and FDNY tickets. We review the ticket and your records, help gather evidence, and can prepare and present a defense at the OATH hearing.

Sanitation (DSNY) tickets at rental properties: we check the tickets against your property list (exact house number, dated on or after you acquired the building), prepare the hearing package (representative authorization form, written justification, and a statement for your tenant to sign), and submit it once on OATH’s online hearing form after the signed statement is in. We never add anyone’s signature and never submit without the tenant’s signed statement. Tenant information and signed documents are kept private, visible only to you and our admins.

Before we start, you’ll sign a short client acknowledgment (check a box and type your name).

You can also contest a ticket on your own. See OATH’s official Hearings and Defaults page.

Section 8 24-hour failure rapid response Paid add-on

When a NYCHA or HPD Section 8 (HQS) inspection fails, the clock starts right away: 24 hours for emergency items, 21 days for window guards and 30 days for most other items. We coordinate the repair with your contractor, collect timestamped before and after photos and the invoice or work order for each item, track the cure deadline, and put together a PDF evidence packet for reinspection or reinstatement.

You can also track failures yourself: your dashboard has a Section 8 failure tracker with photo uploads, a deadline countdown and the evidence packet.

Before we start, you’ll sign a short client acknowledgment (check a box and type your name).

Foreclosure assistance

If you own a home or building and you’re behind on the mortgage or property taxes, or you’ve received foreclosure papers, we can put you in touch with a foreclosure specialist we work with. The specialist can review your situation, explain the options lenders commonly consider (such as a repayment plan, loan modification or forbearance), help you organize the documents a lender or the court asks for, and point you to legal help when you need it.

Specialist: [SPECIALIST NAME / CREDENTIALS — TO BE ADDED]

• No upfront fees. Under New York law (Real Property Law §265-b), a paid foreclosure consultant can’t ask for or accept any payment, including a deposit or escrow, until every promised service is finished. Any paid engagement needs a signed written contract that spells out the services and total cost, and you can cancel within five business days without owing anything.
• No promises. Nobody can guarantee that a lender will approve a modification or that a foreclosure will stop. The outcome depends on your lender, your finances and the court.
• Not a law firm. We aren’t lawyers and don’t give legal advice. If you’ve been served with foreclosure papers, talk to a lawyer or a free legal services provider right away, because court deadlines apply.
• Never sign over your deed. Be careful with anyone who offers to buy your home, take title “temporarily,” or have you sign papers you don’t understand. New York’s Home Equity Theft Prevention Act (Real Property Law §265-a) sets strict rules for these deals.

Free housing counseling is also available through New York’s Homeowner Protection Program (HomeownerHelpNY.org).