OBC Issues 51 Violations, $42K in Fines to Property Owner

The Rockland County Office of Buildings and Codes (OBC) has issued approximately $42,000 in assessed penalties to property owner Joel Friedman of Spring Valley, NY following the identification of 51 violations at 18 White Street in the Village of Spring Valley.

On Thursday, January 22, OBC was requested to inspect the property by the Spring Valley Police Department (SVPD) following a 911 call related to the death of a child at the residence. The child’s death, along with the cause, is under investigation by SVPD. At this point in time, there are no known facts indicating that the condition of the structure contributed to the death of the child. There were eight additional children located at the residence, all of whom are reported to have appeared to be in good health. 

The property has a Certificate of Occupancy as a two-family residence. One and two-family houses are not subject to routine inspections under the New York State Uniform Fire Prevention and Building Code. Pursuant to the Fourth Amendment which protects every person’s right to be free from unnecessary searches, the Office of Buildings and Codes is only authorized to inspect such properties when a complaint is received that includes enough evidence supporting the finding of probable cause that violations exist at the premises.

Based upon the complaint from the Spring Valley Police, who observed the converted garage, an inspection took place.  Violations identified at the property include:

• Alterations without required permits
• Electrical safety hazards
• Missing or non-functioning smoke and carbon monoxide detectors
• Presence of combustible materials
• Blocked or obstructed exits
• Unlawful changes to the building’s use and occupancy

When OBC inspectors arrived on scene, there were no children present, and this inspection was the first and only inspection request the Office of Buildings and Codes has ever received for this property.  There is no history of prior violations.

During the inspection, County officials determined that the second floor, garage, and basement had been unlawfully converted for residential use, contrary to the building’s Certificate of Occupancy. Inspectors also found that uninhabitable areas, including the basement and garage, were being occupied, with garage doors and windows boarded up. Additional hazardous conditions included unsafe electrical wiring, illicit use of hot plates and portable heaters, blocked exits, and missing smoke and carbon monoxide detectors throughout the structure.

There has been commentary on social media suggesting the property was openly and obviously operating as a daycare. However, there was no exterior signage, licensing information, or visible indication at the property to substantiate the claim that it was a location in the business of childcare. The county requests that if any person becomes aware of or suspects a location is being used as an illegal childcare facility the individual should report it immediately to the appropriate authorities.  In the absence of a complaint, two-family homes, are not subject to mandatory inspections. The only ability to conduct inspections is if a complaint is made and there are substantial facts to back up a finding of probable cause (multiple mailboxes, utility boxes, doorbells, personal knowledge of the living circumstances, etc.).

“This tragedy underscores the importance of code compliance and community responsibility,” said County Executive Ed Day. “The County can and will act decisively when violations are identified, but we depend on residents to report unsafe conditions, especially in properties that are not subject to routine inspections. If something doesn’t look right, say something. That action can save lives.”

“The violations uncovered at this property presented serious life-safety concerns,” said Edward Markunas, Director of the Rockland County Office of Buildings and Codes. “Unlawful conversions, blocked exits, unsafe electrical conditions and a lack of smoke and CO detectors put occupants at significant risk. Once we were notified and legally permitted to inspect, we took immediate enforcement action.”

The County confirms that Child Protective Services (CPS) is involved and continues to work with law enforcement and partner agencies as appropriate.

Rockland County reminds residents any Building & Code violations within the Village of Spring Valley can be reported to the County Office of Buildings and Codes (OBC) at 845-364-3700 or emailing obcmain@co.rockland.ny.us You may also report via our website here.

Sanitary Code Violations countywide can be reported to the Center for Rockland Codes Investigations (RCI) at 845-364-2585 or by filing a report online.

The Rockland County Department of Health’s Healthy Neighborhoods Program (HNP) provides free smoke detectors and carbon monoxide alarms to eligible residents.

To schedule a free Healthy Neighborhoods Program home visit, call 845-364-2545 and 845-364-3292. You can also email us at: HealthyNeighborhoods@co.rockland.ny.us

Unlicensed work happening in Rockland can be reported to our Office of Consumer Protection at 845-364-3901 or by email at CPLCAL@co.Rockland.ny.us.