City residence, one family

147 EAST 69 STREET

MANHATTAN · Upper East Side-Carnegie Hill · BIN 1042490

💬 Discuss this project

1880Year Built

3Stories

A4Building Class

R8BZoning

6,525 sfGross Floor Area

1Units

4 Open Violations ▸

City residence, one family · 2,510 sf lot · 2.6 FAR built · Flood zone X

Locations of Work

StructuralMechanicalFire ProtectionGeneral

Roof2p · 2 filings · 20 docs

Penthouse1p · 1 filing · 20 docs

Floor 43p · 3 filings · 20 docs

Floor 34p · 3 filings · 20 docs

Floor 22p · 2 filings · 13 docs

Floor 12p · 2 filings · 20 docs

Cellar3p · 3 filings · 20 docs

▾Owner History (Filing Record)

Companies and organizations named on filings. Individual owners are not shown.

Owner	Filings	Most Recent
SMI CONSTRUCTION MANAGEME	6	03/22/2026

▾Sales History (ACRIS)

Date	Price	Unit	Seller → Buyer	$/sf
08/14/2015	$18.0M	—	Private party → Private party	$2,759/sf building

▾Design Consultants (Architect / Engineer of Record)

Firm	Filings	Most Recent
CES ENGINEERING LLC	8	01/22/2024
ASHRAF CORP	10	06/15/2022
PLAN B ENGINEERING	6	01/25/2022

▾Filing Representatives (Expediters)

Representative	Filings	Most Recent
RICHARD LEWIS ARCHITECT	14	03/21/2026

▾Contractors (License-Anchored)

Firm	Trade	Roles	Most Recent
SMI CONSTRUCTION MANGEMENT	General Contractor	17	07/08/2026
ANDAMIO SCAFFOLDING LLC	General Contractor	10	07/08/2026
WARREN OSTROFF	Electrical	8	03/21/2026
EVEREST SCAFFOLDING INC	General Contractor	4	07/08/2026
DONATO PLUMBING, INC	Plumbing	3	07/08/2026
RAEL AUTOMATIC SPR.CO INC	Fire Protection	1	07/08/2026
WARREN OSTROFF ELEC., INC	Electrical	1	03/22/2026

▾Special Inspection Agencies

Agency	License #	Filings	Most Recent
ALAN MARGOLIN & ASSOC	423	14	01/22/2024

Building Lifecycle

All (99)Filed (23)Permit Issued (23)Signed Off (5)Violation (14)Inspection (4)Special Inspection (30)

05/28/2024

Signed off — Alteration

M00515718-I1

04/30/2024

Signed off — Alteration

Partial demolition of existing townhouse as per plan. Remove timber roof framing ,partial concrete slab removal, 2nd floor timber framing as per plan. Structural demolition plans submitted here with.No change of use. egress or occupancy under this app.

M00531042-I1

01/23/2024

Permit issued — Plumbing

M00479390-I1-PL

01/23/2024

Special inspection requirement — Fire-Resistant Penetrations and Joints

Young Suh

01/23/2024

Special inspection requirement — On-Site Private Sewage Disposal Systems Installation

Young Suh

01/22/2024

Filed — Alteration

Install new plumbing fixtures in existing 1 family house as per plan. New gas piping and water/sanitary piping throughout. No change to use, egress or occupancy under this application.

M00479390-P2

01/22/2024

Special inspection requirement — On-Site Private Sewage Disposal Systems Installation

Young Suh

01/22/2024

Special inspection requirement — Fire-Resistant Penetrations and Joints

Young Suh

12/08/2023

Special inspection requirement — Sprinkler Systems

Young Suh

12/07/2023

Filed — Alteration

Install new sprinkler system in 1 family house as per plan . Install new sprinkler piping as per plan. No change to use, egress or occupancy under this application.

M00479393-P2

11/28/2023

Special inspection requirement — Sprinkler Systems

Young Suh

11/09/2023

Filed — Alteration

Install new sprinkler system in 1 family house as per plan . Install new sprinkler piping as per plan. No change to use, egress or occupancy under this application.

M00479393-P1

10/02/2023

Inspection — Certified Sprinkler-SP-Fixtures-Finish

Certified

View inspection ↗

09/28/2023

Inspection — Certified Sprinkler-SP-Piping Dry/Wet-Hydrostatic Test

Certified

View inspection ↗

09/27/2023

Permit issued — Sprinklers

M00479393-I1-EW-SP

09/26/2023

Permit issued — Mechanical Systems

M00479389-I1-MS

06/06/2023

Filed — Alteration

Install new plumbing fixtures in existing 1 family house as per plan. New gas piping and water/sanitary piping throughout. No change to use, egress or occupancy under this application.

M00479390-P1

05/30/2023

Special inspection requirement — On-Site Private Sewage Disposal Systems Installation

Young Suh

05/30/2023

Special inspection requirement — Fire-Resistant Penetrations and Joints

Young Suh

04/11/2023

Permit issued — Supported Scaffold

M00515718-I1-SF

04/10/2023

Permit issued — Structural

M00531042-I1-GC-CX

01/17/2023

Permit issued — Plumbing

M00479390-I1-PL

10/13/2022

Signed off — Alteration

INSTALLATION OF TEMPORARY ROOF PROTECTION AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY, ROOF PROTECTION SHALL COMPLY WITH CHAPTER#33 OF 2014 THE NY BUILDING CODE.

M00504867-I1

10/12/2022

Signed off — Alteration

INSTALLATION OF TEMPORARY (33'-46') HIGH PIPE SCAFFOLD AT VARIOUS LEVELS AS PER PLAN. NO CHANGE IN USE EGRESS OR OCCUPANCY,PIPE SCAFFOLD SHALL COMPLY WITH CHAPTER#33 OF 2014 THE NY BUILDING CODE.

M00504876-I1

10/12/2022

Signed off — Alteration

INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF THE NYC BUILDING CODE. LIVE LOAD 300PSF.

M00504864-I1

09/27/2022

Permit issued — Mechanical Systems

M00479389-I1-MS

08/17/2022

Permit issued — Sidewalk Shed

M00504864-I1-SH

08/10/2022

Permit issued — Protection and Mechanical Methods

M00504867-I1-PM

08/10/2022

Permit issued — Supported Scaffold

M00504876-I1-SF

07/18/2022

Inspection — Certified Gas-Gas-Piping-Roughing

Certified

View inspection ↗

06/16/2022

Special inspection requirement — Final

Eric Foster

06/15/2022

Filed — Alteration

INSTALLATION OF TEMPORARY (33'-46') HIGH PIPE SCAFFOLD AT VARIOUS LEVELS AS PER PLAN. NO CHANGE IN USE EGRESS OR OCCUPANCY,PIPE SCAFFOLD SHALL COMPLY WITH CHAPTER#33 OF 2014 THE NY BUILDING CODE.

M00504876-P6

06/08/2022

Violation issued (ECB, closed)

Construction

04/15/2022

Permit issued — General Construction

M00531042-I1-GC-CX

04/13/2022

Permit issued — Supported Scaffold

M00515718-I1-SF

04/08/2022

Permit issued — Structural

M00531042-I1-GC-CX

04/06/2022

Permit issued — Supported Scaffold

M00515718-I1-SF

03/01/2022

Inspection — Pass-Final PL - Underground

Pass

View inspection ↗

01/26/2022

Permit issued — Plumbing

M00479390-I1-PL

01/25/2022

Filed — Alteration

M00531042-P3

01/25/2022

Special inspection requirement — Final

Young Suh

01/25/2022

Special inspection requirement — Post-installed Anchors

Young Suh

01/25/2022

Special inspection requirement — Structural Steel - Details

Young Suh

01/25/2022

Special inspection requirement — Structural Cold-Formed Steel

Young Suh

01/25/2022

Special inspection requirement — Structural Steel - Welding

Young Suh

01/25/2022

Special inspection requirement — Wood – Prefabricated I-Joists

Young Suh

01/25/2022

Special inspection requirement — Concrete - Cast-In-Place

Young Suh

01/25/2022

Special inspection requirement — Structural Steel - High Strength Bolting

Young Suh

01/25/2022

Special inspection requirement — Structural Stability – Alterations of existing buildings

Young Suh

12/07/2021

Violation issued (ECB, closed)

Construction

12/06/2021

Filed — Alteration

INSTALLATION OF TEMPORARY (33'-46') HIGH PIPE SCAFFOLD AT VARIOUS LEVELS AS PER PLAN. NO CHANGE IN USE EGRESS OR OCCUPANCY,PIPE SCAFFOLD SHALL COMPLY WITH CHAPTER#33 OF 2014 THE NY BUILDING CODE.

M00504876-P5

11/15/2021

Filed — Alteration

M00531042-P2

11/03/2021

Filed — Alteration

INSTALLATION OF TEMPORARY (33'-46') HIGH PIPE SCAFFOLD AT VARIOUS LEVELS AS PER PLAN. NO CHANGE IN USE EGRESS OR OCCUPANCY,PIPE SCAFFOLD SHALL COMPLY WITH CHAPTER#33 OF 2014 THE NY BUILDING CODE.

M00504876-P4

10/21/2021

Special inspection requirement — Post-installed Anchors

Young Suh

10/21/2021

Special inspection requirement — Structural Stability – Alterations of existing buildings

Young Suh

10/21/2021

Special inspection requirement — Structural Steel - Details

Young Suh

10/21/2021

Special inspection requirement — Structural Steel - High Strength Bolting

Young Suh

10/21/2021

Special inspection requirement — Structural Steel - Welding

Young Suh

10/21/2021

Special inspection requirement — Wood – Prefabricated I-Joists

Young Suh

10/21/2021

Special inspection requirement — Final

Young Suh

Latest 60 of 99 events.

Permit / Filing Register

Source	Work Type	Status	Applicant	Issued
DOB NOW	Plumbing	Signed-off	DONATO PLUMBING, INC	01/23/2024
DOB NOW	Sprinklers	Signed-off	RAEL AUTOMATIC SPR.CO INC	09/27/2023
DOB NOW	Mechanical Systems	Signed-off	SMI CONSTRUCTION MANGEMEN	09/26/2023
DOB NOW	Supported Scaffold	Signed-off	SMI CONSTRUCTION MANGEMEN	04/11/2023
DOB NOW	Structural	Signed-off	SMI CONSTRUCTION MANGEMEN	04/10/2023
DOB NOW	Plumbing	Signed-off	DONATO PLUMBING, INC	01/17/2023
DOB NOW	Mechanical Systems	Signed-off	SMI CONSTRUCTION MANGEMEN	09/27/2022
DOB NOW	Sidewalk Shed	Signed-off	ANDAMIO SCAFFOLDING LLC	08/17/2022
DOB NOW	Protection and Mechanical Methods	Signed-off	ANDAMIO SCAFFOLDING LLC	08/10/2022
DOB NOW	Supported Scaffold	Signed-off	ANDAMIO SCAFFOLDING LLC	08/10/2022
DOB NOW	General Construction	Signed-off	SMI CONSTRUCTION MANGEMEN	04/15/2022
DOB NOW	Supported Scaffold	Signed-off	SMI CONSTRUCTION MANGEMEN	04/13/2022
DOB NOW	Structural	Signed-off	SMI CONSTRUCTION MANGEMEN	04/08/2022
DOB NOW	Supported Scaffold	Signed-off	SMI CONSTRUCTION MANGEMEN	04/06/2022
DOB NOW	Plumbing	Signed-off	DONATO PLUMBING, INC	01/26/2022
DOB NOW	Sidewalk Shed	Signed-off	ANDAMIO SCAFFOLDING LLC	09/17/2021
DOB NOW	Supported Scaffold	Signed-off	ANDAMIO SCAFFOLDING LLC	09/15/2021
DOB NOW	Protection and Mechanical Methods	Signed-off	ANDAMIO SCAFFOLDING LLC	09/14/2021
DOB NOW	General Construction	Signed-off	SMI CONSTRUCTION MANGEMEN	09/02/2021
DOB NOW	Supported Scaffold	Signed-off	SMI CONSTRUCTION MANGEMEN	08/12/2021
DOB NOW	Supported Scaffold	Signed-off	EVEREST SCAFFOLDING INC	04/22/2021
DOB NOW	Protection and Mechanical Methods	Signed-off	EVEREST SCAFFOLDING INC	04/21/2021
DOB NOW	Sidewalk Shed	Signed-off	EVEREST SCAFFOLDING INC	04/21/2021
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	12/15/2023
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	12/15/2023
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	12/15/2023
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	03/07/2023
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	03/07/2023
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	03/07/2023
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	12/20/2022
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	12/14/2022
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	12/14/2022
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	04/01/2022
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	04/01/2022
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	03/16/2022
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	12/14/2021
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	10/07/2021
BIS	—	ISSUED	SMI CONSTRUCTION MANGEMENT	04/22/2021
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	04/08/2021
BIS	OT	ISSUED	SMI CONSTRUCTION MANGEMENT	04/02/2021

+ 9 more permits on file

1 project · most recent 01/22/2024

Gas Water/Sanitary

Filed	Status	Contractor	Scope
01/22/2024	Signed-off	DONATO PLUMBING, INC	Gas, Water/Sanitary

5 projects · most recent 08/30/2024

General Wiring HVAC Wiring

Filed	Status	Contractor	Scope
08/30/2024	Complete	WARREN OSTROFF ELEC., INC	General Wiring
01/03/2022	Complete	WARREN OSTROFF ELEC., INC	HVAC Wiring
12/30/2021	Complete	WARREN OSTROFF ELEC., INC	—
04/19/2021	Complete	BOROWIDE ELECT'L CONTR'S	—
06/26/2020	Complete	JOSEPH SGROI & SONS, INC.	—

▾Field Inspections (DOB CAP) — 4

Date	Type	Result	Report
10/02/2023	Certified Sprinkler-SP-Fixtures-Finish	Certified	View ↗
09/28/2023	Certified Sprinkler-SP-Piping Dry/Wet-Hydrostatic Test	Certified	View ↗
07/18/2022	Certified Gas-Gas-Piping-Roughing	Certified	View ↗
03/01/2022	Pass-Final PL - Underground	Pass	View ↗

▾Special Inspection Requirements (DOB NOW) — 36

Date	Requirement	Inspector	Role
01/23/2024	Fire-Resistant Penetrations and Joints	Young Suh	special
01/23/2024	On-Site Private Sewage Disposal Systems Installation	Young Suh	special
01/22/2024	On-Site Private Sewage Disposal Systems Installation	Young Suh	special
01/22/2024	Fire-Resistant Penetrations and Joints	Young Suh	special
12/08/2023	Sprinkler Systems	Young Suh	special
11/28/2023	Sprinkler Systems	Young Suh	special
05/30/2023	On-Site Private Sewage Disposal Systems Installation	Young Suh	special
05/30/2023	Fire-Resistant Penetrations and Joints	Young Suh	special
06/16/2022	Final	Eric Foster	progress
01/25/2022	Final	Young Suh	progress
01/25/2022	Post-installed Anchors	Young Suh	special
01/25/2022	Structural Steel - Details	Young Suh	special
01/25/2022	Structural Cold-Formed Steel	Young Suh	special
01/25/2022	Structural Steel - Welding	Young Suh	special
01/25/2022	Wood – Prefabricated I-Joists	Young Suh	special
01/25/2022	Concrete - Cast-In-Place	Young Suh	special
01/25/2022	Structural Steel - High Strength Bolting	Young Suh	special
01/25/2022	Structural Stability – Alterations of existing buildings	Young Suh	special
10/21/2021	Post-installed Anchors	Young Suh	special
10/21/2021	Structural Stability – Alterations of existing buildings	Young Suh	special
10/21/2021	Structural Steel - Details	Young Suh	special
10/21/2021	Structural Steel - High Strength Bolting	Young Suh	special
10/21/2021	Structural Steel - Welding	Young Suh	special
10/21/2021	Wood – Prefabricated I-Joists	Young Suh	special
10/21/2021	Final	Young Suh	progress

Latest 25 of 36.

▾Documents — 170 on file (BIS + DOB NOW)

▸Plans & Drawings24

▸DOB NOWPlans/Sketch22

09/03/2026M00504867-I1Request digital key ↗

09/03/2026M00504867-P1Request digital key ↗

09/03/2026M00504864-I1Request digital key ↗

Showing 3 of 22 on file for this type

▸DOB NOWPlans/Sketch - Supported Scaffold1

09/04/2026M00471185-I1Request digital key ↗

▸DOB NOWPlans/Sketch - Plumbing1

09/06/2026M00367994-I1Request digital key ↗

▸Applications & Permits35

▸BISPLAN / WORK APPROVAL APPLICATION15

09/11/2024121208460Open ↗

09/05/2024121208460Open ↗

09/03/2024121208460Open ↗

Showing 3 of 15 on file for this type

▸BISWORK PERMIT APPLICATION12

12/20/2022121208460Open ↗

12/16/2022121208460Open ↗

12/15/2022140913796Open ↗

Showing 3 of 12 on file for this type

▸DOB NOWLPC Approval/Permit7

08/31/2026M00479390-P1Open ↗

08/31/2026M00479390-I1Open ↗

08/13/2026M00479389-I1Open ↗

Showing 3 of 7 on file for this type

▸BISCERTIFICATE OF OCCUPANCY: APPLICATION1

02/14/2024121208460Open ↗

▸Zoning, Tax Lot & Property Records5

▸BISZONING EXHIBIT III:DESC. & OWNRSHP.STMNT1

03/23/2021121208460Open ↗

▸BISVERIFY TAX LOT1

05/02/2024121208460Open ↗

▸BISCO OBJ: VERIFY ADDRESS-TOPO STAMP1

05/17/2024121208460Open ↗

▸BISZONING DIAGRAM1

03/23/2021121208460Open ↗

▸BISZONING EXHIBIT I: CERTIFICATION1

03/23/2021121208460Open ↗

▸Seals & Professional Certifications48

▸DOB NOWDPL-1: Design Professional Seal & Signature23

09/03/2026M00504867-P1Open ↗

09/03/2026M00504867-I1Open ↗

09/03/2026M00504864-I1Open ↗

Showing 3 of 23 on file for this type

▸DOB NOWSpecial Inspector Seal & Signature11

09/28/2026M00479390-P2Open ↗

09/01/2026M00479390-P1Open ↗

08/29/2026M00479393-P2Open ↗

Showing 3 of 11 on file for this type

▸BISTECHNICAL REPORT: RESPONSIBILITY/CERTIFICATION7

09/14/2009120053084Open ↗

09/14/2009120053119Open ↗

09/14/2009120053100Open ↗

Showing 3 of 7 on file for this type

▸DOB NOWProgress Inspector Seal & Signature3

08/27/2026M00504876-I1Open ↗

08/26/2026M00531042-P2Open ↗

08/24/2026M00531042-I1Open ↗

▸BISAPPLICANT OWNER SIGNATURE1

08/20/2020140939983Open ↗

▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY1

06/19/2020140913796Open ↗

▸BISREQUIRED ITEMS CHECKLIST FOR PROFESSIONAL CERTIFICATION1

06/19/2020140913796Open ↗

▸BISPROFESSIONAL CERTIFICATION STATEMENT1

06/19/2020140913796Open ↗

▸Safety & Tenant Protection3

▸BISSTREET TREE SIGNOFF1

11/08/2024121208460Open ↗

▸BISSTREET TREE CHECKLIST1

10/21/2020121208460Open ↗

▸BISSTREET TREES: RECEIPT OF STREET TREES SITE PLAN1

04/08/2021121208460Open ↗

▸Environmental & Asbestos10

▸DOB NOWDEP ACP-20/ACP-21: Asbestos Project Conditional Completion Form/Asbestos Project Completion Form4

09/03/2026M00479393-I1Open ↗

09/03/2026M00479389-I1Open ↗

08/31/2026M00479390-I1Open ↗

Showing 3 of 4 on file for this type

▸BISASBESTOS EXEMPTION CERTIFICATION LETTER3

06/03/2009120053119Open ↗

06/03/2009120053084Open ↗

06/03/2009120053100Open ↗

▸BISASBESTOS: CERTIFICATION (DEP ACP5)2

10/06/2020140939983Open ↗

06/19/2020140913796Open ↗

▸BISDEP ASBESTOS PROJECT COMPLETION FORM1

04/08/2021121208460Open ↗

▸Energy Compliance3

▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY FOR ENERGY CODE PROGRESS INSPECTIONS1

06/19/2020140913796Open ↗

▸BISNYCECC EXEMPTION1

10/06/2020140939983Open ↗

▸BISTECHNICAL REPORT: ENERGY CODE - RESPONSIBILITY1

06/19/2020140913796Open ↗

▸Inspections & Test Reports7

▸BISTECHNICAL REPORT: RESPONSIBILITY5

04/08/2021140939983Open ↗

04/08/2021121208460Open ↗

03/02/2021140939983Open ↗

Showing 3 of 5 on file for this type

▸BISFIRE-RESISTANT PENETRATIONS AND JOINTS (FIRESTOP)1

08/09/2024121208460Open ↗

▸BISFIRE-RESISTIVE RATED CONSTRUCTION1

08/09/2024121208460Open ↗

▸Approvals, Objections & Sign-offs13

▸BISCERTIFICATE OF OCCUPANCY/LOC: REQUEST3

09/14/2009120053084Open ↗

09/14/2009120053119Open ↗

09/14/2009120053100Open ↗

▸BISLANDMARKS APPROVAL3

03/23/2021121208460Open ↗

08/20/2020140939983Open ↗

06/19/2020140913796Open ↗

▸BISADMINISTRATIVE OBJECTIONS3

06/03/2009120053119Open ↗

06/03/2009120053084Open ↗

06/03/2009120053100Open ↗

▸BISSUPERSEDING LETTER2

03/17/2022121208460Open ↗

10/08/2021121208460Open ↗

▸BISCONSTRUCTION CODE DETERMINATION1

06/23/2021121208460Open ↗

▸BISSCHEDULE A - OCCUPANCY / USE1

03/02/2021121208460Open ↗

▸Cost, Insurance & Ownership5

▸BISPROJECT-SPECIFIC GL INSURANCE2

12/20/2022121208460Open ↗

04/08/2021121208460Open ↗

▸BISCOST AFFIDAVIT2

08/20/2020140939983Open ↗

06/19/2020140913796Open ↗

▸BISCOST AFFIDAVIT ESTIMATE: (PW3)1

03/23/2021121208460Open ↗

▸Filing & Intake Forms14

▸BISBOROUGH INTAKE FORM5

12/20/2022121208460Open ↗

12/15/2022140913796Open ↗

12/15/2022140939983Open ↗

Showing 3 of 5 on file for this type

▸BISADDITIONAL INFORMATION4

03/31/2021121208460Open ↗

03/23/2021121208460Open ↗

Showing 3 of 4 on file for this type

▸BISEFILING COVER SHEET3

06/03/2009120053119Open ↗

06/03/2009120053084Open ↗

06/03/2009120053100Open ↗

▸BISEFILING JOB APPLICATION COVER SHEET2

08/20/2020140939983Open ↗

06/19/2020140913796Open ↗

▸Other Documents3

▸BISPLOT DIAGRAM1

10/21/2020121208460Open ↗

▸BISCONSTRUCTION - SUPPORTING DOCUMENTATION1

03/23/2021121208460Open ↗

▸BISSUSTAINABLE ROOF ZONE FORM1

03/23/2021121208460Open ↗