An occupied pre-war mid-rise with six interlocking problems.
109 West 24 Street is a seven-story commercial-and-residential building in Chelsea undergoing major alteration. The public record on this property — assembled from twelve city agencies — documents a pattern that any acquirer, lender, or counterparty would want to see before signing.
Six findings, drawn from the full 23-page report, are summarized below. Each is sourced to a specific filing number or violation ID in the underlying public record.
An excerpt from a 23-page report · buildnyc.ai
FINDING 01
False Filing on PW1
Admin Code §28-211.1
ECB
Class-1 violation — false statement on a DOB permit application, confirmed by DOB inspector
ECB violation 39124355R (Class-1, issued September 9, 2024) cites OAC Adelphi LLC for a false filing on PW1 for application #102796306: Item 26 was checked "No" for occupied building and "No" for rent when DOB inspectors confirmed the building was both occupied and rent-regulated at the time of filing. NYC Admin Code §28-211.1 prohibits false statements on permit applications. This finding does not appear in standard permit searches — it surfaces only on the ECB enforcement record.
ECB Violation 39124355R — Respondent: OAC ADELPHI LLC C/O OKADA — Status: RESOLVE / DISMISSED · From §9 of the full memorandum
FINDING 02
Active Construction · Underlying Hold
OnHold-NoGoodCheck
2.5+ yrs
Filing M00758698 in OnHold-NoGoodCheck continuously since 2022 — still active as of June 28, 2025
DOB NOW filing M00758698-I1 — the underlying job for the active KEDC Corp mechanical permit — has been in OnHold-NoGoodCheck status since 2022. The permit issued under this job is valid and was renewed in June 2025. The filing's hold has material effect: it cannot be amended, supplemented with additional permits, or signed off while the hold remains. The active mechanical permit covers approximately 99 tons of cooling capacity across the cellar, all seven floors, and the roof. The declared job cost is $30,000.
DOB NOW Filing M00758698 — Status: OnHold-NoGoodCheck · From §5 of the full memorandum
FINDING 03
Mechanical Scope · Cost Mismatch
$30K Declared / ~$500K Apparent
~99 tons
Declared cooling capacity across cellar, all seven floors, and roof — engineered as a complete building mechanical system
The DOB NOW scope questionnaire on filing M00758698-I1 declares 1,188,000 BTU of cooling and 1,352,000 BTU of heating. The equipment schedule lists seven Mitsubishi multi-split heat-pump outdoor units, two single-splits, four Greenheck outside-air-intake fans, three Greenheck exhaust fans, and ductwork spanning cellar through 7th floor and roof. At rule-of-thumb commercial trade pricing of $4,000 to $6,000 per ton installed, the apparent installed value falls in the $400,000 to $600,000 range — roughly an order of magnitude above the declared cost.
DOB NOW Scope Questionnaire, Filing M00758698-I1 · From §6 of the full memorandum
FINDING 04
LL11 Façade · Penalty Exposure
Cycles 8 & 9 Unfiled
$433K
Auto-generated LL11 penalties for two skipped inspection cycles — neither Cycle 8 nor Cycle 9 report filed
The LL11/FISP record at this property goes back to 1995. Cycles 6 (2007) and 7 (2015) were each filed initially as UNSAFE and subsequently amended to SWARMP. Cycles 8 and 9 — the two most recent — show no report filed. Late-filing plus failure-to-file penalties across Cycle 8 ($179,700) and Cycle 9 ($253,400) total approximately $433,000. These are DOB auto-generated amounts; actual liability depends on remediation and may differ. ECB violation 37027575L (April 11, 2024, Class-2, ACTIVE) specifically cites the Cycle 8B and 9B failure, with a prior notice of violation on record.
ECB Violation 37027575L — Balance Due: $3,125 — Status: ACTIVE / IN VIOLATION · From §8 of the full memorandum
FINDING 05
Corrected: 8 violations, not 3
OATH/ECB · SWO Defiance Chain
June – September 2024
8
Class-1 OATH/ECB violations for working under active Stop Work Orders — issued across four separate inspection dates in a 4-month window
The SWO defiance record at this property spans June 3 through September 9, 2024 — eight separate Class-1 violations across four inspection dates, each documenting work continuing under an active SWO: framing (June 3), framing under SWO since June 3 (July 8), plumbing/flooring/framing/electrical under SWO since June 3 (August 5), tenant protection plan failures and SWO defiance (September 5 and September 9). The pattern demonstrates that each enforcement action failed to stop work — the owner and GC (KEDC Corp) continued through every citation. Total penalties from the SWO chain: $19,375 imposed; $12,500 open.
ECB Violations 39115792K, 39118576J, 39120825Y, 39124069X, 39124070N, 39124361N, 39124365K, and related · From §§7 and 9 of the full memorandum
FINDING 06
Use Change · Loft Law IMD
IMD #10022 · Loft Board Jurisdiction
Loft Law
Building registered as Interim Multiple Dwelling #10022 — Loft Board jurisdiction applies independently of DOB approval
The June 2025 Schedule A filed under BIS Job 102796306 proposes two new Class 'A' Apartments on floors 3 and 4 — units not in the existing Certificate of Occupancy 30867. Because the building is registered with the NYC Loft Board as IMD #10022, any new residential creation triggers Loft Board jurisdiction in addition to standard DOB review. Seven plan-examiner objections currently flag conflicts between the proposed layouts and the existing C/O. The building's current res_units count (2) and total_units count (14) reflects the pre-conversion record; the proposed conversion has not been completed or approved.
BIS Job 102796306 — NYC Loft Board IMD #10022 · From §6 of the full memorandum
⚡ Current Status — November 2025
Three new Class-2 ECB violations were issued November 7, 2025 against OAC Adelphi LLC for failure to submit certificates of correction on the March 2024 violations — violations 39166234G, 39166235H, and 39166236J, each carrying a $1,280 penalty. All three are currently in DEFAULT with hearing status showing no appearance. Default status means OAC Adelphi did not appear at the OATH hearing; the penalties are now enforceable judgments. This building's full ECB record spans 52 violations total — 25 currently active — with $86,345 in cumulative penalties imposed across all proceedings. Total current balance due: $41,915.
This is an excerpt
The full memorandum is 23 pages of evidence.
Twelve material findings across plans and filed documents, the full LL11 cycle history with cycle-by-cycle penalty exposure, complete OATH/ECB enforcement detail with docket chronology, 311 complaint timeline, ACRIS ownership chain and lender record, and peer market context for the Chelsea submarket.
All findings are cross-referenced across DOB NOW, BIS, ECB, HPD, OATH, the NYC Loft Board, ACRIS, and FDNY. Every citation is traceable to its government source record.