City Declares 99-Unit Mount Vernon Apartment at 30 Cottage Avenue Unsafe Following November Fire
“The complete destruction of the roof diaphragm has rendered the building structurally unstable.” – — Engineering Report
MOUNT VERNON, NY — A seven-story, 99-unit apartment building at 30 Cottage Avenue (also known as 45 Park Avenue) has been officially declared unsafe and unfit for occupancy following a catastrophic fire that tore through the property in the early morning hours of Sunday, November 23, 2025, according to documents released to Black Westchester in response to a Freedom of Information Law (FOIL) request.
The fire originated in Apartment 7E on the seventh floor and rapidly spread, ultimately destroying the building’s roof and severely damaging its upper floors. Fire suppression efforts, which continued for hours and involved multiple regional fire departments, resulted in extensive water damage throughout the remainder of the building.
In a forensic engineering report dated Tuesday, December 9, 2025, United Engineers & Consultants, LLC concluded that the structure has suffered irreparable damage and cannot be safely repaired.
“The building interior is beyond repair in its current state,” the report states. “The only feasible approach is complete interior demolition down to sound structural framing.”
The report further explains that the fire caused the complete destruction of the roof diaphragm, a critical structural component that provides lateral stability to the building’s exterior walls.
“The loss of the roof diaphragm has rendered the building structurally unstable and susceptible to collapse under wind and environmental loads,” engineers wrote.
According to the report, fire damage on the sixth and seventh floors, combined with prolonged water infiltration into lower floors, resulted in widespread ceiling collapses, compromised fire-resistance systems, and unsafe means of egress throughout the structure.
“The structure meets the definition of an ‘Unsafe Structure’ under the Property Maintenance Code of New York State and the Existing Building Code of New York State,” the report states.
City of Mount Vernon records included in the FOIL release confirm that the building has been ordered vacated and remains inaccessible to tenants and the public. Stairwells, corridors, and common areas are described as hazardous due to falling debris, unstable ceilings, and obstructed exits.
“The building currently lacks the minimum protections necessary for safe evacuation or firefighter entry,” the engineers concluded.
The property is owned by Klein Properties, LLC, and managed by Exclusive Management LLC. The report notes that while tenants may retrieve essential belongings, access must be strictly supervised due to ongoing safety risks.
Under state law, once a building is deemed unsafe and repair is not feasible, demolition is required.
“Selective repair cannot achieve compliance,” the report states. “Complete interior demolition is the only method by which the remaining structural frame can be safely evaluated and reconstructed.”
The findings raise significant questions about tenant displacement, insurance liability, and the long-term future of the property, as well as broader concerns about housing safety and code enforcement in Mount Vernon.
