85 Waverly Avenue

Brooklyn, NY

BBL 3-01889-0029BIN 3054358Plain-text version

Concern level4 of 4

Severe

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
0234 open class-C HPD violations (immediately hazardous) across 3 apartments
0322 of those issued in the last 3 years
049 open rent-impairing violation(s)
052 OATH/ECB fines 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 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.

HPD enforcement

On the Alternative Enforcement Program

HPD placed this building in its Alternative Enforcement Program (AEP Round 16), active since 2023-01-31. AEP is the city's response to its most distressed buildings — it had 137 open B/C violations at selection.

Rent regulation

Not on the rent-stabilized list

Not found in the DOF tax-bill records nor the 2024 DHCR registered building list. Absence isn't proof a unit is unregulated — buildings can be missing or newly deregulated.

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 →

The building

1901

Built

Floors

Residential units

Walk-up apartments

Type

This building and the landlord's others

This building3 others linked to the same owner

HPD housing-maintenance violations

126

Open now

181

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 I · NON-HAZARDOUS2 violations

§ 27-2089 ADM CODE THE PREMISES HAVE BEEN VACATED BY AN ORDER OF THIS DEPARTMENT AND CANNOT BE REOCCUPIED EXCEPT FOR CARETAKER UNTIL A NEW CERTIFICATE OF OCCUPANCY HAS BEEN OBTAINED. VACATE ORDER # 259007
§27-2153 ADM CODE THE PREMISES HAS BEEN SELECTED TO PARTICIPATE IN THE ALTERNATIVE ENFORCEMENT PROGRAM WHICH MAY RESULT IN BUILDING-WIDE INSPECTIONS, FEES, AND EXTENSIVE REPAIR WORK TO CORRECT VIOLATIONS AND UNDERLYING CONDITIONS. CHARGES FOR REPAIR WORK DONE PURSUANT TO THIS ORDER, IF NOT PAID, WILL BECOME LIENS ON THE PROPERTY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2024-11-2010 violationsRENT-IMPAIRING

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WATER HEATER AT CELLAR
§ 27-2005, 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF WIRE TAPPED AT ELECTRICAL PANEL AT CELLAR

8 more from the same inspection

§ 27-2005, 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF EXPOSED WIRE AT CEILING AND WEST WALL AT CELLAR
§ 27-2010, 2011, 2012 ADM CODE CLEANSE AND DISINFECT TO THE SATISFACTION OF THIS DEPARTMENT AFTER REMOVING THE SEWAGE WATER AT CELLAR
§ 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING AT PUBLIC HALL, 3rd STORY
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE STAIIR CASE AT PUBLIC HALL
§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL AT CEILING AT CELLAR
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE BOILER SYSTEM AT CELLAR
§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE FIRE ESCAPE AT REAR YARD
§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL AT CEILING AT PUBLIC HALL, 3rd STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 2Issued 2024-07-163 violations

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 3rd ROOM FROM EAST LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH
§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND ALL WALLS IN THE BATHROOM LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

1 more from the same inspection

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE DOOR AT NORTH WALL IN THE ENTRANCE LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2024-07-16

§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGE AT VESIBULE AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Door/Window5

Unsanitary Condition5

Paint/Plaster4

Safety3

Electric2

Water Leak2

Heat/Hot Water2

Plumbing1

Heat/Hot WaterEntire Building2024-10-28 · closed

PlumbingSteam Pipe/Riser2024-10-17 · closed

SafetyFire Escape2022-11-13 · closed

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

About averagevs. NYC apartment blocks

312

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential109

Unspecified84

Street/Sidewalk63

Commercial35

Vehicle21

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

111

NYPD reports · last 12 mo

≈ per month

Felony39

Misdemeanor52

Violation20

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.

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.

No active DOB violations.

DOB building violations

OATH/ECB violations and fines

$6,250

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.

ConstructionClass 22025-10-07$1,280 penalty

ConstructionClass 12025-10-07$2,530 penalty

DEFAULTConstructionClass 22024-05-22$6,250 due

DEFAULTConstructionClass 12022-10-05$6,250 penalty

OATH/ECB violations and fines

Evictions

No marshal-executed evictions on record for this building. Eviction cases filed in court but not carried out aren't included.

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 2023-07-28

Access Warrant - Non-Lead

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

85 WAVES LLC

Head officer

Adam Jernow

Managing agent

WAYFINDERPM LLC

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

151 8 AVENUEMANHATTAN 404 WEST 40 STREETMANHATTAN 44 9 AVENUEMANHATTAN

Landlord and related buildings

Ownership & money

Speculation watch

·Changed hands in 2025 — 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 sale2025-12-01 · $1,650,000

Most recent mortgage2025-12-01 · $1,155,000

Sale2025-12-01$1,650,000

ELOLA T. MOORE, ANCILLARY ADMINISTRATOR, ESTATE OF CARRIE ELIZABETH MOORE, DECEASEDD → 85 WAVES LLC, A NEW YORK LIMITED LIABILITY COMPANY

Mortgage2025-12-01$1,155,000

borrower 85 WAVES LLC · lender ICE LENDER HOLDINGS LLC

Mortgage2025-12-01$990,330

borrower 85 WAVES LLC · lender ICE LENDER HOLDINGS LLC

Sale2025-05-25no recorded price

E.L.J. TRANSPORTORS, INC. → ELOLA T. MOORE, ANCILLARY ADMINISTRATOR, ESTATE OF CARRIE ELIZABETH MOORE

Sale1983-06-22no recorded price

COMMISSIONER OF FINANCE → NEW YORK CITY

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

Flagged for the 2025 tax-lien sale

The owner owes enough in property taxes (and possibly water charges) to be listed for the city's tax-lien sale (most recently a 10-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

10-day noticeincl. property tax2025-05-01

30-day noticeincl. property tax2025-04-01

60-day noticeincl. property tax2025-03-01

90-day noticeincl. property tax2025-02-01

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale