162 11 Avenue

Manhattan, NY

BBL 1-00694-0001BIN 1012320

Concern level3 of 4

High

012 open class-C HPD violations (immediately hazardous)
023 open rent-impairing violation(s)
0317 active DOB violation(s)
041 DOB fine lost by default (unpaid)

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

On the NYC DHCR 2024 registered rent-stabilized building list. This official list records the building, not a per-year unit count.

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1930

Built

Floors

Store building

Type

The building

This building and the landlord's others

This building2 others linked to the same owner

HPD housing-maintenance violations

Open now

133

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS I · NON-HAZARDOUS

§27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITED FROM CERTIFYING VIOLATIONS, AND DENIED THE RIGHT TO RECOVER POSSESSION OF PREMISES FOR NONPAYMENT OF RENT UNTIL A VALID REGISTRATION STATEMENT IS FILED.

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 19Issued 2002-08-235+ YRS OLD

§ 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM CELLAR DOOR LOCKED

Status: Landlord hasn't certified a fix

CLASS C · IMMEDIATELY HAZARDOUSIssued 2002-07-105+ YRS OLDRENT-IMPAIRING

§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES AT WATER CLOSET COMPARTMENT, 3rd STORY, B-ROOM

Status: Landlord hasn't certified a fix

CLASS B · HAZARDOUSIssued 2008-06-115+ YRS OLD

§ 300, 301, 302, M/D LAW FILE PLANS AND OBTAIN A CERTIFICATE OF OCCUPANCY TO LEGALIZE THE FOLLOWING ALTERATION OR RESTORE PREMISES TO PRIOR LEGAL CONDITION AT 2 STY WEST AT SOUTH OFFICE SUB DIVIDED CREATING 1 ROOM OFFICE AND 1 CLASS B ROOM.

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

No 311 housing complaints on record for this building.

311 complaints from tenants

Neighborhood noise

Lower than averagevs. NYC apartment blocks

175

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential86

Street/Sidewalk27

Unspecified18

Park14

Vehicle14

Commercial13

Helicopter3

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — street life and traffic more than neighbors. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Lower than averagevs. NYC apartment blocks

106

NYPD reports · last 12 mo

≈ per month

Felony28

Misdemeanor61

Violation17

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

No annual bedbug report on file. Owners of buildings with three or more apartments must file one each year — its absence can mean a smaller building, or an owner that has not filed.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-02-17

FAILURE TO MAINTAIN BLDG IN A CODE COMPLIANT MANNER.OBSERVED DEFECTIVE CONDITIONS AT EXP1 AND EXP 4. BROKEN WINDOW PANE CRACKS/STEPCRACK WITH WALL MOVEMENT AT WINDOW LINE SPALLING AND DAMAGED JOINTS AT MULTIPLE LOCATIONS. REMEDY: REPAIR AND OR REPLACE

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2025-11-14

VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2024-09-23

VIOLATION ISSUED-FAILURE TO FILE 2023 EXTERNAL LOW PRESSURE INSPECTION

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2025-02-10

CONH

CLOSEDOpened 2017-11-01

CONH

CLOSEDOpened 2015-04-30

Comprehensive

CLOSEDOpened 2015-04-28

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

22ND AND 11TH ASSOCIATES, L.L.C

Head officer

Andrew Orchulli

Managing agent

22ND AND 11TH ASSOCIATES, L.L.C.

2 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

203 EAST 92 STREETMANHATTAN 529 WEST 29 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

ConstructionClass 22017-07-18$10,000 penalty

ConstructionClass 22015-03-27$800 penalty

UnknownClass 12015-03-27$1,600 penalty

ConstructionClass 12015-03-27$1,000 penalty

Unpaid city fines

Ownership & money

Speculation watch

·Changed hands in 2026 — new owners sometimes move to raise rents or deregulate units

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2026-04-27 · $4,000,000

Most recent mortgage2016-12-01 · $2,700,000

Sale2026-04-27$4,000,000

22ND AND 11TH ASSOCIATES, L.L.C. → 559 WEST 22ND DEVELOPMENT, LLC

Sale2017-10-10$16,625,000

22ND STREET BUILDING LLC → 22ND AND 11TH ASSOCIATES, L.L.C.

Mortgage2016-12-01$2,700,000

borrower 11TH AVE BUILDING LLC, 22ND STREET BUILDING LLC · lender ELEVENTH AVENUE HOLDINGS INC.

Mortgage2015-11-02$9,300,000

borrower 164 11TH AVE BUILDING, LLC, 22ND STREET BUILDING, LLC · lender RELIANCE STANDARD LIFE INSURANCE COMPANY, LLC

Mortgage2014-12-03$650,704

borrower 22ND STREET BUILDING, LLC · lender 559 AIB FCAO, LLC IAOA

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale