Screen Deals Faster
Evaluate more properties in less time. A single RegWatch search replaces 2-4 hours of manual research across DOB, HPD, ACRIS, DOF, and DCP. Run preliminary due diligence on every property in a deal pipeline — identify issues before spending on inspections or legal review.
Save every building in a deal pipeline, free, with in-app compliance alerts, then add email monitoring and unlimited AI chat with a Pro plan ($15/mo). Find the deals worth pursuing and pass on the rest — with data, not guesswork. Pull violation histories, tax abatement timelines, and ownership records in seconds instead of navigating five separate government portals. For investors evaluating multiple properties per week, this time savings compounds into a significant competitive advantage — you see more deals and respond to opportunities faster than competitors doing manual research.
Tax and Financial Analysis
Understand the true carrying costs before you bid. RegWatch shows assessed value, tax class, current tax bill, exemptions, and abatement expiration dates. A property with a J-51 abatement expiring next year could see taxes triple — that changes your cap rate calculation entirely. Similarly, 421-a abatements on new construction have specific expiration schedules that progressively increase the tax burden over time.
Check for outstanding DOF balances, water/sewer charges, and ECB fines that would become your responsibility on closing. These hidden liabilities can total tens of thousands of dollars and are not always disclosed by sellers. RegWatch surfaces DOF tax lien sale risk, showing which properties are on or near the annual lien sale list — a critical signal for distressed property investors looking for acquisition opportunities.
Risk Assessment
Open violations, unpermitted work, lien sale risk, and compliance issues all directly affect investment returns. A Class 1 DOB violation (immediately hazardous) can trigger a vacate order, while accumulated HPD violations indicate deferred maintenance that will require capital expenditure. RegWatch aggregates risk signals from across city agencies and presents them in a clear, actionable format — color-coded by severity with estimated remediation timelines.
The AI analyst can generate investment summaries highlighting key risks and opportunities — useful for internal memos, investor presentations, and loan applications. Cross-reference violation data with permit history to identify buildings where unpermitted work has been done, a common issue that affects insurance coverage and resale value.
Due Diligence Workflow
RegWatch streamlines the investment due diligence process into a structured workflow. Start by searching any NYC, NJ, or CT address to pull the complete property profile. Review the violation history across DOB, HPD, and ECB to assess compliance risk. Check the tax record for abatements, exemptions, and outstanding balances. Run the title and lien check to identify encumbrances that could complicate acquisition financing.
For each property, RegWatch generates a comprehensive report you can share with partners, attorneys, and lenders. The report covers ownership, violations, permits, tax analysis, title history, zoning, environmental, comps, risk scoring, and more. Use it as your standard diligence package — consistent, thorough, and backed by data from 250+ monitored government sources.
Violation Analysis for Acquisitions
Violations are negotiation leverage. A property with 15 open DOB violations and $40,000 in unpaid ECB fines has quantifiable remediation costs that should be reflected in your offer price. RegWatch breaks down violations by agency, severity, and status so you can estimate the true cost of bringing a building into compliance.
Distinguish between cosmetic violations (peeling paint, missing signage) and structural issues (illegal conversions, fire safety deficiencies) that require significant capital. Track the violation timeline to understand whether issues are recent or long-standing — a pattern of recurring violations indicates systemic management problems, while a single recent violation may be a minor issue easily resolved.
Portfolio Monitoring
Once you acquire a property, RegWatch continues working for you. Active property monitoring checks daily for new violations, permits, DOB complaints, tax lien sale listings, and certificates of occupancy — and alerts you when anything changes. Catch new violations the day they are filed, not weeks later when a tenant complains or a lender asks questions.
For multi-property portfolios, monitoring keeps you ahead of compliance issues across your entire holdings. Ongoing monitoring with email alerts comes with a subscription — Pro covers one building, and Unlimited extends it across every property in your portfolio. One-time reports are a snapshot of the property's records at purchase.
What You Get with RegWatch
- Instant property profiles from 250+ sources
- Title abstracts from $15
- Tax analysis with exemption/abatement tracking
- Violation risk assessment
- Zoning and development potential
- Lien and encumbrance detection
- AI-powered investment analysis
- Portfolio monitoring for owned properties
Frequently Asked Questions
How is this different from PropertyShark or StreetEasy?
RegWatch focuses on regulatory and compliance data from 250+ monitored government sources — violations, permits, tax, title, zoning, and environmental records. PropertyShark is oriented toward market data and comps. StreetEasy focuses on listing data and rental prices. RegWatch is the due diligence layer that complements market analysis — it tells you what problems a property has, not just what it sold for.
Can I analyze a portfolio of properties?
Yes. Saving buildings to your portfolio is free with any account and includes in-app compliance alerts. A one-time report is a snapshot of the property's records at purchase; ongoing monitoring with email alerts comes with a Pro subscription (one building) or an Unlimited subscription (every property in your portfolio).
What does the title abstract include?
RegWatch title abstracts cover every data category we track: ownership, deed history, mortgages, liens, judgments, violations, permits, tax status, zoning, environmental, risk scoring, and compliance. Generated instantly from $15 per report.
How do I evaluate DOB violations before making an offer?
Search the property on RegWatch to see all open and historical violations from DOB, HPD, and ECB. Focus on Class 1 (immediately hazardous) and Class 2 (major) violations, which may require significant remediation costs. Check for unpaid ECB fines that could become judgment liens. Use violation counts and severity as negotiation leverage to justify a lower offer price.
What tax abatements should I watch for when buying?
Key NYC tax abatements to monitor include J-51 (renovation incentive, common in older multi-family), 421-a (new construction, phased expiration), ICAP (commercial/industrial), and Article 11 (affordable housing). When an abatement expires, the tax bill can increase 2-5x. RegWatch shows current abatement status and expiration dates so you can model the true long-term carrying costs.
How does RegWatch compare to Reonomy for investors?
Reonomy focuses on commercial property data, owner contact information, and market analytics. RegWatch focuses on regulatory compliance — violations, permits, tax liens, and government records. For investment due diligence, RegWatch provides the compliance and risk layer while Reonomy provides the commercial market layer. Many investors use both tools at different stages of their process.
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