Start with the exact property and sale
Match the address, unit, case number, parcel and interest being sold. A building photograph or street address alone can identify the wrong unit, parcel or ownership interest. Record when each finding was checked.
Turn each question into an evidence check
| Question | Evidence to examine | If the answer is unclear |
|---|---|---|
| What am I buying? | Operative notice, judgment where applicable, legal description and parcel/unit records. | Resolve identity and interest before relying on value. |
| Is the sale still proceeding? | Current case filings, notices and confirmation from the responsible sale contact. | Recheck postponements, cancellations and stays close to bidding. |
| What title issues affect the purchase? | Professional title search, legal review and operative sale terms. | Keep survival, priority and balances unresolved until supported. |
| Can I obtain possession and inspect? | Occupancy evidence, available leases, court records and lawful access arrangements. | Ask an attorney about possession and a professional about inspection limits. |
| Can the property support my intended use? | Building records, zoning, approvals and relevant professional findings. | Investigate conflicts between actual use and approved records. |
| What condition and works should I budget? | Inspection, contractor scope, permits and quotes. | Retain inaccessible areas and unknown defects as gaps. |
| What value evidence is relevant? | Comparable sales or rents with dates, sizes, condition and differences. | Explain why each comparison fits; distinguish asking prices from completed sales. |
| Can I meet the sale obligations? | Deposit, acceptable funds, closing deadline and default terms. | Confirm cash and financing arrangements before bidding. |
Use the right records for the sale type
A court foreclosure, sheriff sale and private co-op/UCC sale have different documents and processes. Use the general auction guide to locate the relevant official sources. NYSCEF provides available e-filed case records; additional records may be required.
ACRIS supplies recorded documents for Manhattan, Bronx, Brooklyn and Queens, with Staten Island recording handled separately. These searches are starting evidence, not complete title clearance.
Keep missing facts visible
A photograph cannot establish interior condition or vacant possession. A missing online certificate does not alone establish unlawful use. DOB explains that certain buildings built before 1938 may not require a Certificate of Occupancy unless later changes triggered that requirement.
For a selected auction roster, compare like with like
Use the same fields for every property: interest, status date, value evidence, known debts, occupancy uncertainty, costs and unanswered checks. A low judgment amount does not by itself identify the best investment. Keep withdrawn properties and uncertain status distinct from sales still advertised.
Choose the depth of research
PRS organizes these questions for one property. FAR organizes them across your agreed roster. A due diligence meeting defines deeper investigation around your strategy and the professional work needed.