A real pre-purchase search covers every issuing agency, open and closed items, permit and sign-off history, the Certificate of Occupancy compared with how the building is actually used, and unrecorded exposure: vacate orders and outstanding shelter or hotel billing that has not reached the public record yet.
Free consultation: call 718-291-8555 or send us the address. Building Expediting Systems has cleared NYC violations for 27 years from our office in Forest Hills, Queens.
The Pre-Purchase Checklist
1. Every issuing agency
- DOB violations, complaints and Stop Work Orders
- ECB/OATH summonses, penalties, defaults and judgments
- HPD violations, registration status and vacate orders
- FDNY, DEP and DOT violations
2. Permits and sign-offs
- Open permits and jobs that were never signed off
- Work done without permits that may need to be legalized
- Expired or abandoned filings
3. Certificate of Occupancy vs. actual use
- Number of legal units compared with units actually rented
- Cellar, basement and attic use
- Commercial use in residential space, or the reverse
4. Unrecorded exposure
- Current and past HPD vacate orders
- Outstanding City relocation, shelter or hotel billing that may not be recorded yet. See why this matters.
- Pending complaints that are likely to become violations
5. A plain-language report
A list of record numbers isn’t enough. You need to know what each item means, what it will cost and how long it will take to clear, and which items could hold up your closing or your financing.
Why Buyers and Brokers Use Us
Building Expediting Systems has spent 27 years reading these records. We search every agency, explain what we find, and flag the risks that standard title and violation searches miss. If the search turns up problems, we can clear them too. See also how to find every open violation on a NYC property.
Frequently Asked Questions
What is a pre-purchase violation search?
It is a review of every City agency record on a property before you buy it, covering open violations, permits, the Certificate of Occupancy and hidden exposure like vacate orders and relocation billing, explained in plain language.
Isn’t a title search enough?
No. A title search finds recorded liens and ownership issues. Many open violations, unsigned permits and unrecorded City charges do not appear on it.
How long does a pre-purchase search take?
It depends on the property. Call Building Expediting Systems at 718-291-8555 for a free consultation and a timeline for your building.