81 Underhill Avenue

Brooklyn, NY

BBL 3-01146-0004BIN 3255172Plain-text version

Concern level4 of 4

Severe

0127 open class-C HPD violations (immediately hazardous) across 8 apartments
0221 of those issued in the last 3 years
032 open rent-impairing violation(s)
048 active DOB violation(s)
051 eviction executed in the last 3 years

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 OATH/ECB 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

The owner registered 16 stabilized units with New York State for 2019 — essentially all of the building's 8 apartments.

2018 — 16 units registered2019 — 16

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

1931

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building

HPD housing-maintenance violations

Open now

243

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. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date.

CLASS C · IMMEDIATELY HAZARDOUSApt 3RIssued 2026-10-292 violations

§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER TEMPERATURE ABOVE THE MAXIMUM ALLOWABLE TEMPERATURE OF 130 DEGREES AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 3R , 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOWER WINDOW SPRING BALANCE IN EAST 1 ROOM IN THE 1st ROOM FROM EAST LOCATED AT APT 3R , 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 3RIssued 2025-02-26

§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK WATER LEAK AT CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 3R, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt 1RIssued 2025-02-184 violations

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE RADIATOR AIR VALVE AND SHUTOFF RELEASING WATER IN THE 5th ROOM FROM EAST LOCATED AT APT 1R, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE RADIATOR AIR VALVE AND SHUTOFF RELEASING WATER IN THE KITCHEN LOCATED AT APT 1R, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH

2 more from the same inspection

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE RADIATOR AIR VALVE AND SHUTOFF RELEASING WATER IN THE 1st ROOM FROM EAST LOCATED AT APT 1R, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH
§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOTWATER EXCEEDING THE MAXIMUM ALLOWABLE TEMPERATURE OF 130 DEGREES IN THE ENTIRE APARTMENT LOCATED AT APT 1R, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH

Status: Certification rejected by HPD

CLASS C · IMMEDIATELY HAZARDOUSApt 3RIssued 2025-02-183 violations

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE RADIATOR AIR VALVE AND SHUTOFF RELEASING WATER IN THE 4th ROOM FROM EAST LOCATED AT APT 3R, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH
§ 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOTWATER EXCEEDING THE MAXIMUM ALLOWABLE TEMPERATURE OF 130 DEGREES IN THE ENTIRE APARTMENT LOCATED AT APT 3R, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH

1 more from the same inspection

§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING INTERIOR OF CLOSET AT NORTH WLL IN THE 1st ROOM FROM EAST LOCATED AT APT 3R, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH

Status: Certification rejected by HPD

HPD housing-maintenance violations

311 complaints from tenants

135

All time

Last 12 months

Heat/Hot Water38

Unsanitary Condition22

Door/Window16

Plumbing14

Paint/Plaster11

General10

Flooring/Stairs7

Appliance6

Heat/Hot WaterEntire Building2026-10-26 · open

Door/WindowDoor2026-10-22 · open

Unsanitary ConditionGarbage/Recycling Storage2026-10-22 · open

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

Higher than averagevs. NYC apartment blocks

835

Noise reports · last 12 mo

≈ per month

% from neighbors

Commercial327

Residential149

Unspecified121

Street/Sidewalk94

Helicopter89

Vehicle42

House of Worship12

Park1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly commercial) — 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

118

NYPD reports · last 12 mo

≈ per month

Felony47

Misdemeanor50

Violation21

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 bedbugs reported

The owner filed 16 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

DOB building violations

Active

On record

Active, last 3 yrs

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

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

VIOLATION ISSUED-FAILURE TO FILE 2023 EXTERNAL LOW PRESSURE INSPECTION

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

VIOLATION ISSUED-FAILURE TO FILE 2023 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-06-20

VIOLATION ISSUED-FAILURE TO FILE 2018 EXTERNAL LOW PRESSURE INSPECTION

DOB building violations

OATH/ECB violations and fines

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2025-04-07Apt 1Rresidential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court: repair & harassment cases

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 2023-09-18

Heat / hot water

CLOSEDOpened 2015-06-03

Tenant action

CLOSEDOpened 2011-04-21

False Certification Non-Lead

CLOSEDOpened 2011-01-05

Heat / hot water

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

UNDERHILL AVENUE REALTY LLC

Head officer

MEYER GUTNICK

Managing agent

MEYER GUTNICK

No other buildings found sharing this building's registered contact.

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2013-02-20 · no recorded price

Most recent mortgage2016-11-18 · $1,714,941.32

Mortgage2016-11-18$1,714,941.32

borrower UNDERHILL AVENUE REALTY, LLC · lender DIME COMMUNITY BANK

Sale2013-02-20no recorded price

GUTNICK, MEYER → UNDERHILL AVENUE REALTY, LLC

Mortgage2012-03-20$2,250,000

borrower GUTNICK, MEYER · lender NEW YORK COMMUNITY BANK

Sale2008-05-23no recorded price

UNDERHILL AVENUE REALTY LLC → GUTNICK, MEYER

Sale2005-04-04$860,000

GREGG X. FONTI, ESQ. AS REFEREE → UNDERHILL AVENUE REALTY LLC

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.