Buying property in New York City requires more thorough due diligence than almost any other market. With 250+ regulatory sources, complex zoning, and a dense web of liens and encumbrances, a systematic approach is essential. Use this checklist.
1. Title and Ownership
- Verify current ownership through ACRIS/DOF records
- Review chain of title for the past 40-60 years
- Check for outstanding mortgages and their terms
- Search for judgment liens, federal tax liens, lis pendens
- Verify UCC filings (personal property secured by fixtures)
- Check for easements and restrictions of record
- Order a title abstract (start with our free title search)
2. Violations and Compliance
- Search DOB violations (DOB NOW, plus legacy BIS for older records)
- Search HPD violations (housing code)
- Search ECB violations and check for unpaid fines
- Check FDNY violations (fire safety)
- Verify no stop-work orders or vacate orders
- Review violation resolution timeline
- Run a free violation lookup for a quick snapshot
3. Permits and Construction History
- Review all active and historical permits
- Verify completed work matches approved plans
- Check for open job applications
- Confirm all required inspections were passed
- Search permits for free
4. Certificate of Occupancy
- Obtain and review the current C of O
- Verify actual use matches the C of O
- Check for temporary certificates (TCOs) and their expiration
- Identify any pending C of O amendments
5. Property Tax
- Review current assessed value and tax class
- Check for tax exemptions and their expiration dates
- Review abatement phase-out schedules (421-a, J-51)
- Check for outstanding DOF balances
- Verify no inclusion in the tax lien sale
- Estimate taxes with our free calculator
6. Zoning
- Verify the zoning designation and permitted uses
- Calculate available FAR and development rights
- Check for overlays and special districts
- Review any proposed rezonings in the area
- Confirm the building conforms to current zoning (or is legally non-conforming)
- Check zoning for free
7. Liens and Encumbrances
- Check DOF for outstanding property charges
- Search for ECB judgment liens
- Check DEP water/sewer charges
- Search for mechanic's liens
- Run a free lien check
8. Environmental
- Check for E-designations on the property
- Review historical use for contamination risk
- Search environmental databases (CERCLIS, RCRA, state spill incidents)
- Order Phase I ESA if warranted
9. Physical Condition
- Commission building inspection
- Review elevator and boiler inspection records
- Check facade inspection (FISP/Local Law 11) compliance
- Review Local Law 97 (emissions) compliance
10. Financial
- Review rent roll and lease terms (for income properties)
- Verify rent stabilization status of units
- Review operating expenses and historical financials
- Check for pending or recent tax certiorari proceedings
Streamline Your Due Diligence
RegWatch covers items 1-8 in a single search. Instead of visiting dozens of agency websites, get a complete property profile in seconds. Start your free account — no credit card required.