Elevator apt, semi-fireproof without stores

788 RIVERSIDE DRIVE

MANHATTAN · BIN 1063248

💬 Discuss this project

1911Year Built

10Stories

D1Building Class

R8Zoning

80,678 sfGross Floor Area

74Units

LL97 CoveredRent Stabilized7 Open Violations ▸FISP: SWARMP

Elevator apt, semi-fireproof without stores · Owner of record: LF 788 RIVERSIDE LLC · 11,125 sf lot · 7.25 FAR built · Flood zone X

Locations of Work

ArchitectureMechanicalPlumbing

Permit Issued — active, not yet Signed-off

Roof2p · 2 filings · 13 docs

Floor 6Under Construction8p · 2 filings · 8 docs

Floor 5

Floor 4

Floor 3

Floor 2

Floor 1Under Construction4p · 1 filing · 14 docs

BasementUnder Construction9p · 4 filings · 20 docs

Sub-BasementUnder Construction9p · 2 filings · 19 docs

▾Owner History (Filing Record)

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

Owner	Filings	Most Recent
FIRSTSERVICE RESIDENTIAL	7	09/13/2026
FRIEDLAND PROPERTIES	8	07/08/2026
AJ CLARKE REAL ESTATE	24	07/08/2026
LF 788 RIVERSIDE LLC	3	03/22/2026
MARDAVE MGMT INC A J CLAR	7	03/22/2026
MARDAVE MAMAGEMENT INC	35	03/22/2026
MARDAVE MGMT INC - AT CLA	1	03/22/2026
MALOOF ELLIS MANAGEMENT	1	03/22/2026
MARDAVE MGMT INC %ALAN	2	03/22/2026
CHARTER COMMUNICATIONS	1	03/22/2026

▾Sales History (ACRIS)

Date	Price	Unit	Seller → Buyer	$/sf
11/08/2023	$10.2M	—	— → —	$126/sf building

▾Design Consultants (Architect / Engineer of Record)

Firm	Filings	Most Recent
BI2EM DESIGN ARCHITECTURE PLLC	4	05/07/2026
LIANGKAI XIA	1	02/05/2026
ROBERT GERMAIN JR. PE	4	05/12/2025
DS ENGINEERING SERVICES, PC	3	05/01/2024
ENTHINK ENGINEERS LLC	3	03/22/2023

▾Filing Representatives (Expediters)

Representative	Filings	Most Recent
GEORGE E BERGER ASS	6	03/21/2026

▾Contractors (License-Anchored)

Firm	Trade	Roles	Most Recent
VEMA CORE LLC	General Contractor	5	07/08/2026
ANDAMIO SCAFFOLDING LLC	General Contractor	4	07/08/2026
PHOENIX SUTTON STR INC	General Contractor	4	03/21/2026
VEMA-P LLC	General Contractor	3	03/21/2026
BELL FUEL OIL, LLC	Plumbing	2	07/08/2026
TAKOS AND K ELECTRIC INC	Electrical	1	03/22/2026
GUARANTEED HOME IMPROVEME	General Contractor	1	07/08/2026
VEMA GROUP LLC	General Contractor	1	07/08/2026
ALFONSO GIGANTE	Electrical	1	03/21/2026
TMS PLBG & HEATING CORP	Plumbing	1	07/08/2026
HEMANCHAL DEONARINE	Electrical	1	03/21/2026
IRVING BAPTISTE	Electrical	1	03/21/2026
LEONARD KRITZ	Electrical	1	03/21/2026
ROBERT CHIMENTI	Electrical	1	03/22/2026

▾Special Inspection Agencies

Agency	License #	Filings	Most Recent
DOMANI INSPECTION SERVICE	843	3	02/05/2026
ROBERT F. GERMAIN JR. PE	5100	4	05/12/2025
ADS SPECIAL INSPECTIONS	1270	1	05/01/2024
DS ENGINEERING SERVICES,	1608	3	05/01/2024

Building Lifecycle

All (180)Filed (16)Permit Issued (14)Signed Off (9)Facade (FISP) (18)Violation (60)Inspection (7)Objection (26)Special Inspection (30)

08/04/2026

Inspection — Certified Water and Sanitary-WS-Sanitary Piping-Roughing

Certified

View inspection ↗

08/04/2026

Inspection — Certified Water and Sanitary-WS-Sanitary Piping-Underground

Certified

View inspection ↗

07/31/2026

Inspection — Certified Remove/Cap - work done in accordance with code

Certified

View inspection ↗

07/15/2026

Violation issued (HPD, closed)

07/06/2026

Permit issued — General Construction

M01398252-I1-GC

05/22/2026

Objection resolved — Addressed

05/22/2026

Objection resolved — Addressed

05/21/2026

Objection resolved — Addressed

05/21/2026

Objection resolved — Addressed

05/20/2026

Objection raised — Scope

05/20/2026

Objection raised — Scope

05/20/2026

Objection raised — Fire_Protection

05/20/2026

Objection raised — Scope

05/07/2026

Filed — Alteration

Interior renovation for two existing apartments, units 1E & 6D. No apartment combination proposed. No change in use. egress or occupancy.

M01398252-I1

05/06/2026

Special inspection requirement — Final

JOHN MCMONAGLE

05/06/2026

Special inspection requirement — Fire-Resistance Rated Construction

JOHN MCMONAGLE

04/28/2026

Filed — Alteration

Interior renovation for two existing apartments, units 1E & 6D. No apartment combination proposed. No change in use. egress or occupancy.

M01390760-I1

04/27/2026

Permit issued — General Construction

M01336007-I1-GC

04/24/2026

Permit issued — Plumbing

M01336007-S1-PL

04/21/2026

Special inspection requirement — Fire-Resistance Rated Construction

04/21/2026

Special inspection requirement — Final

03/30/2026

Signed off — Alteration

INITIAL ROPE ACCESS CD5 FISP. INSPECTION

M01375435-I1

03/25/2026

Permit issued — Suspended Scaffold

M01375435-I1-SC

03/20/2026

Filed — Alteration

INITIAL ROPE ACCESS CD5 FISP. INSPECTION

M01375435-I1

02/27/2026

Objection resolved — Addressed

02/27/2026

Objection resolved — Addressed

02/24/2026

Objection raised — Scope

02/24/2026

Objection raised — Scope

02/23/2026

Objection resolved — Addressed

02/23/2026

Objection resolved — Addressed

02/23/2026

Objection resolved — Addressed

02/23/2026

Objection resolved — Addressed

02/23/2026

Special inspection requirement — Structural Stability – Alterations of existing buildings

JOHN MCMONAGLE

02/15/2026

Objection raised — Scope

02/15/2026

Objection raised — Scope

02/15/2026

Objection raised — Scope

02/15/2026

Objection raised — Scope

02/05/2026

Filed — Alteration

IT IS PROPOSED TO ALTER TWO (2) EXISTING RESIDENTIAL UNITS INTO ONE (1) DUPLEZ RESIDENTIAL UNIT. NO CHANGE OF USE, EGRESS OR OCCUPANCY. TO BE IN COMPLIANCE WITH TPPN 03/97

M01336007-S1

02/02/2026

Filed — Alteration

IT IS PROPOSED TO ALTER TWO (2) EXISTING RESIDENTIAL UNITS INTO ONE (1) DUPLEZ RESIDENTIAL UNIT. NO CHANGE OF USE, EGRESS OR OCCUPANCY. TO BE IN COMPLIANCE WITH TPPN 03/97

M01336007-I1

02/02/2026

Special inspection requirement — Fire-Resistant Penetrations and Joints

JOHN MCMONAGLE

02/02/2026

Special inspection requirement — Tenant Protection Plan Compliance

JOHN MCMONAGLE

01/15/2026

Violation issued (ECB, closed)

Construction

12/18/2025

Violation issued (ECB, open)

Construction

12/17/2025

Special inspection requirement — Final

JOHN MCMONAGLE

12/17/2025

Special inspection requirement — Fire-Resistance Rated Construction

JOHN MCMONAGLE

07/29/2025

Signed off — Alteration

IT IS PROPOSED TO SUBDIVIDE EXISTING AS ROOM IN BASEMENT AS SHOWN ON PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY.

M01098221-I1

05/16/2025

Signed off — Alteration

NEW CHIMNEY LINER. NO CHANGE IN MEANS OF EGRESS USE GROUP OR OCCUPANCY.

M01058757-S1

05/16/2025

Signed off — Alteration

NEW CHIMNEY LINER. NO CHANGE IN MEANS OF EGRESS USE GROUP OR OCCUPANCY.

M01058757-I1

05/16/2025

Signed off — Alteration

NEW CHIMNEY LINER. NO CHANGE IN MEANS OF EGRESS USE GROUP OR OCCUPANCY.

M01058757-S2

05/12/2025

Filed — Alteration

NEW CHIMNEY LINER. NO CHANGE IN MEANS OF EGRESS USE GROUP OR OCCUPANCY.

M01058757-P1

05/12/2025

Special inspection requirement — Tenant Protection Plan Compliance

Robert Germain Jr.

05/12/2025

Special inspection requirement — Final

Robert Germain Jr.

05/12/2025

Special inspection requirement — Chimneys and vents

Robert Germain Jr.

05/12/2025

Special inspection requirement — Fire-Resistant Penetrations and Joints

Robert Germain Jr.

05/07/2025

Permit issued — General Construction

M01098221-I1-GC

05/06/2025

Permit issued — General Construction

M01098221-I1-GC

05/06/2025

Special inspection requirement — Chimneys and vents

05/06/2025

Special inspection requirement — Fire-Resistant Penetrations and Joints

Robert Germain Jr.

05/06/2025

Special inspection requirement — Final

Robert Germain Jr.

05/06/2025

Special inspection requirement — Tenant Protection Plan Compliance

Latest 60 of 180 events.

Permit / Filing Register

Source	Work Type	Status	Applicant	Issued
DOB NOW	General Construction	Permit Issued	VEMA CORE LLC	07/06/2026
DOB NOW	General Construction	Permit Issued	VEMA CORE LLC	04/27/2026
DOB NOW	Plumbing	Permit Issued	TMS PLBG & HEATING CORP	04/24/2026
DOB NOW	Suspended Scaffold	Signed-off	SATO CONSTRUCTION CO. INC	03/25/2026
DOB NOW	General Construction	Signed-off	VEMA CORE LLC	05/07/2025
DOB NOW	General Construction	Signed-off	VEMA-P LLC	05/06/2025
DOB NOW	Boiler Equipment	Signed-off	BELL FUEL OIL, LLC	06/14/2024
DOB NOW	General Construction	Signed-off	GUARANTEED HOME IMPROVEME	06/14/2024
DOB NOW	Plumbing	Signed-off	BELL FUEL OIL, LLC	06/14/2024
DOB NOW	General Construction	Signed-off	VEMA GROUP LLC	05/09/2024
DOB NOW	Supported Scaffold	Signed-off	PHOENIX SUTTON STR INC	10/13/2022
DOB NOW	General Construction	Signed-off	PHOENIX SUTTON STR INC	08/05/2022
DOB NOW	Sidewalk Shed	Signed-off	ANDAMIO SCAFFOLDING LLC	08/02/2022
DOB NOW	Sidewalk Shed	Signed-off	ANDAMIO SCAFFOLDING LLC	08/18/2021
BIS	PL	ISSUED	TRISTAR PLBG & HTG INC	07/12/2018
BIS	OT	ISSUED	IS HOME IMPROVEMENT LLC	07/10/2018
BIS	PL	ISSUED	TRISTAR PLBG & HTG INC	06/20/2018
BIS	PL	ISSUED	ADVANTAGE PLBG & MECH.COR	05/01/2018
BIS	MH	ISSUED	IS HOME IMPROVEMENT LLC	04/05/2018
BIS	OT	ISSUED	IS HOME IMPROVEMENT LLC	04/04/2018
BIS	OT	ISSUED	IS HOME IMPROVEMENT LLC	03/20/2018
BIS	OT	ISSUED	AVARGA CONTRACTING CORP	03/14/2017
BIS	EQ	ISSUED	PHOENIX SUTTON STR INC	02/03/2017
BIS	PL	ISSUED	ADVANTAGE PLBG & MECH.COR	10/26/2016
BIS	OT	ISSUED	IS HOME IMPROVEMENT LLC	09/20/2016
BIS	OT	ISSUED	MARCO POLO DESIGN CORP	07/20/2012
BIS	EQ	ISSUED	SKYWORX CONTRACTING INC	05/14/2012
BIS	FB	ISSUED	G.BAUER INC	10/01/2008
BIS	EQ	ISSUED	PETER & B CONSTRUCTION, INC.	04/05/2006

11 projects · most recent 06/01/2026

General Wiring

Filed	Status	Contractor	Scope
06/01/2026	Permit Issued	GKF ELECL CONTRACTORS INC	General Wiring
03/13/2026	Permit Issued	GKF ELECL CONTRACTORS INC	General Wiring
02/25/2026	Permit Issued	GKF ELECL CONTRACTORS INC	General Wiring
02/09/2026	Permit Issued	GKF ELECL CONTRACTORS INC	General Wiring
10/18/2023	Complete	LAURA ELEC'L LIGHTING &	—
08/13/2021	Permit Issued	ROBERT CHIMENTI	44 meters, 1 new_meters
08/12/2021	Complete	BOROWIDE ELECT'L CONTR'S	—
03/10/2020	Permit Issued	TAKOS AND K ELECTRIC INC	General Wiring
08/07/2019	Permit Issued	TAKOS AND K ELECTRIC INC	General Wiring
05/23/2019	Permit Issued	TAKOS AND K ELECTRIC INC	General Wiring
08/09/2018	Permit Issued	TAKOS AND K ELECTRIC INC	General Wiring

▾Field Inspections (DOB CAP) — 7

Date	Type	Result	Report
08/04/2026	Certified Water and Sanitary-WS-Sanitary Piping-Roughing	Certified	View ↗
08/04/2026	Certified Water and Sanitary-WS-Sanitary Piping-Underground	Certified	View ↗
07/31/2026	Certified Remove/Cap - work done in accordance with code	Certified	View ↗
02/11/2025	Pass-Final PL - Up to 3 Requested Floors	Pass	View ↗
11/25/2024	Pass-Final Boiler Equipment Inspection	Pass	View ↗
10/30/2024	Pass-Final PL - Up to 3 Requested Floors	Pass	View ↗
10/24/2024	Fail-Final PL - Up to 3 Requested Floors	Fail	View ↗

▾Special Inspection Requirements (DOB NOW) — 34

Date	Requirement	Inspector	Role
05/06/2026	Final	JOHN MCMONAGLE	progress
05/06/2026	Fire-Resistance Rated Construction	JOHN MCMONAGLE	progress
04/21/2026	Fire-Resistance Rated Construction	—	progress
04/21/2026	Final	—	progress
02/23/2026	Structural Stability – Alterations of existing buildings	JOHN MCMONAGLE	special
02/02/2026	Fire-Resistant Penetrations and Joints	JOHN MCMONAGLE	special
02/02/2026	Tenant Protection Plan Compliance	JOHN MCMONAGLE	special
12/17/2025	Final	JOHN MCMONAGLE	progress
12/17/2025	Fire-Resistance Rated Construction	JOHN MCMONAGLE	progress
05/12/2025	Tenant Protection Plan Compliance	Robert Germain Jr.	special
05/12/2025	Final	Robert Germain Jr.	progress
05/12/2025	Chimneys and vents	Robert Germain Jr.	special
05/12/2025	Fire-Resistant Penetrations and Joints	Robert Germain Jr.	special
05/06/2025	Chimneys and vents	—	special
05/06/2025	Fire-Resistant Penetrations and Joints	Robert Germain Jr.	special
05/06/2025	Final	Robert Germain Jr.	progress
05/06/2025	Tenant Protection Plan Compliance	—	special
01/07/2025	Fire-Resistance Rated Construction	JOHN MCMONAGLE	progress
09/09/2024	Tenant Protection Plan Compliance	JOHN MCMONAGLE	special
08/19/2024	Final	JOHN MCMONAGLE	progress
06/05/2024	Fire-Resistant Penetrations and Joints	Robert Germain Jr.	special
06/05/2024	Tenant Protection Plan Compliance	Robert Germain Jr.	special
06/05/2024	Tenant Protection Plan Compliance	Robert Germain Jr.	special
05/30/2024	Fuel-Oil Storage and Fuel-Oil Piping Systems	Robert Germain Jr.	special
05/01/2024	Final	Daniel Siegel	progress

Latest 25 of 34.

▾Documents — 244 on file (BIS + DOB NOW)

▸Plans & Drawings16

▸DOB NOWPlans/Sketch16

09/03/2026M00575819-P1Request digital key ↗

09/03/2026M00575819-I1Request digital key ↗

09/02/2026M00619458-I1Request digital key ↗

Showing 3 of 16 on file for this type

▸Applications & Permits51

▸BISPLAN / WORK APPROVAL APPLICATION28

02/04/2022140600892Open ↗

02/03/2022140600892Open ↗

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▸BISWORK PERMIT APPLICATION15

07/16/2018123425463Open ↗

07/10/2018123425463Open ↗

06/21/2018123356117Open ↗

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▸DOB NOWLPC Approval/Permit7

08/14/2026M01398252-I1Open ↗

08/13/2026M00619458-I1Open ↗

08/13/2026M01044517-I1Open ↗

Showing 3 of 7 on file for this type

▸BISPLAN - WORK & PERMITS - SUPPPORTING DOCUMENTATION1

09/29/2016122888839Open ↗

▸Seals & Professional Certifications71

▸DOB NOWSpecial Inspector Seal & Signature16

09/23/2026M01058757-S2Open ↗

09/02/2026M01098221-I1Open ↗

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▸DOB NOWDPL-1: Design Professional Seal & Signature15

09/03/2026M00575819-P1Open ↗

09/03/2026M00575819-I1Open ↗

09/01/2026M08017283-I1Open ↗

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▸DOB NOWProgress Inspector Seal & Signature12

09/02/2026M01098221-I1Open ↗

09/01/2026M01044517-I1Open ↗

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▸BISTECHNICAL REPORT: RESPONSIBILITY/CERTIFICATION9

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISPROFESSIONAL CERTIFIED CHECKLIST8

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISPROFESSIONAL CERTIFICATION STATEMENT6

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISPROFESSIONAL CERTIFICATION STATEMENT FORM3

06/28/2012121126664Open ↗

05/14/2012121074327Open ↗

09/16/2008110248768Open ↗

▸BISREQUIRED ITEMS CHECKLIST FOR PROFESSIONAL CERTIFICATION1

02/01/2017140600892Open ↗

▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY1

02/01/2017140600892Open ↗

▸Trade Schedules & Equipment11

▸BISSCHEDULE B - PLUMBING/SPRINKLER/STANDPIPE10

08/27/2018123412404Open ↗

08/23/2018123412404Open ↗

07/27/2018123412404Open ↗

Showing 3 of 10 on file for this type

▸BISSCHEDULE C - HEATING & COMBUSTION EQUIPMENT1

09/16/2008110248768Open ↗

▸Safety & Tenant Protection6

▸BISTenant Protection Plan and Notes6

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸Environmental & Asbestos18

▸DOB NOWDEP ACP-5: Asbestos Assessment Report10

08/31/2026M00856145-I1Open ↗

08/27/2026M01044517-I1Open ↗

08/27/2026M01058757-I1Open ↗

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▸BISASBESTOS: CERTIFICATION (DEP ACP5)5

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISASBESTOS INSPECTION REPORT1

09/16/2008110248768Open ↗

▸BISDEP ASBESTOS PROJECT COMPLETION FORM1

03/17/2017123019429Open ↗

▸DOB NOWDEP ACP-20/ACP-21: Asbestos Project Conditional Completion Form/Asbestos Project Completion Form1

08/13/2026M00619458-I1Open ↗

▸Energy Compliance9

▸BISTECHNICAL REPORT: ENERGY CODE PROGRESS INSPS6

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISAS-BUILT ENERGY ANALYSIS2

05/25/2017123019429Open ↗

07/26/2013121126664Open ↗

▸BISELECTRICAL APPLICATION FOR SIDEWALK SHED LIGHTING1

02/01/2017140600892Open ↗

▸Inspections & Test Reports2

▸BISTECHNICAL REPORT: RESPONSIBILITY2

01/31/2022140600892Open ↗

02/01/2017140600892Open ↗

▸Approvals, Objections & Sign-offs19

▸BISLETTERS - SUPPORTING DOCUMENTATION6

09/02/2020123412404Open ↗

08/26/2020122888839Open ↗

08/24/2020123425463Open ↗

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▸BISLANDMARKS APPROVAL5

04/26/2018123425463Open ↗

03/20/2018123412404Open ↗

03/06/2017123019429Open ↗

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▸BISCERTIFICATE OF OCCUPANCY/LOC: REQUEST4

02/08/2022140600892Open ↗

05/25/2017123019429Open ↗

07/26/2013121126664Open ↗

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▸BISADMINISTRATIVE OBJECTIONS3

06/28/2012121126664Open ↗

05/14/2012121074327Open ↗

09/16/2008110248768Open ↗

▸BISFINAL1

01/31/2022140600892Open ↗

▸Cost, Insurance & Ownership13

▸BISCOST AFFIDAVIT8

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISHIC LICENSE OR AFFIDAVIT5

07/10/2018123425463Open ↗

04/04/2018123412404Open ↗

03/20/2018123356117Open ↗

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▸Filing & Intake Forms24

▸BISADDITIONAL INFORMATION12

09/02/2020123412404Open ↗

08/26/2020122888839Open ↗

08/23/2018123412404Open ↗

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▸BISEFILING COVER SHEET7

04/26/2018123425463Open ↗

03/20/2018123356117Open ↗

03/20/2018123412404Open ↗

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▸BISBOROUGH INTAKE FORM3

08/23/2018123412404Open ↗

07/24/2018123412404Open ↗

06/21/2018123356117Open ↗

▸BISEFILING JOB APPLICATION COVER SHEET2

02/01/2017140600892Open ↗

09/16/2008110248768Open ↗

▸Other Documents4

▸BISEXTERNAL FORMS - SUPPORTING DOCUMENTATION1

05/22/2009110248768Open ↗

▸DOB NOWIRA Certification1

08/13/2026M01375435-I1Open ↗

▸DOB NOWProof of Historic Building1

08/13/2026M01336007-I1Open ↗

▸DOB NOWPro Cert Restriction Exception (LL158/17)1

08/17/2026M01390760-I1Open ↗