86 Bushwick Avenue

Brooklyn, NY

BBL 3-02784-0021BIN 3069482

Concern level4 of 4

Severe

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
0244 open class-C HPD violations (immediately hazardous) across 12 apartments
0322 of those issued in the last 3 years
043 open rent-impairing violation(s)
059 active DOB violation(s)
061 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.

HPD enforcement

On the Alternative Enforcement Program

HPD placed this building in its Alternative Enforcement Program (AEP Round 14), active since 2021-02-01. AEP is the city's response to its most distressed buildings — it had 379 open B/C violations at selection.

Rent regulation

Likely rent-stabilized

The owner registered 5 stabilized units with New York State for 2023 — of about 12 apartments.

2018 — 5 units registered2023 — 5

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

1920

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building1 others linked to the same owner

HPD housing-maintenance violations

103

Open now

410

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

§27-2153 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 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: Landlord hasn't certified a fix

CLASS C · IMMEDIATELY HAZARDOUSApt 11Issued 2026-02-18RENT-IMPAIRING

§ 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE 4th ROOM FROM NORTH LOCATED AT APT 11, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSApt 11Issued 2026-02-18

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE 4th ROOM FROM NORTH LOCATED AT APT 11, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH

Status: HPD couldn't get in to re-inspect

HPD housing-maintenance violations

311 complaints from tenants

157

All time

Last 12 months

Heat/Hot Water49

Electric36

Unsanitary Condition21

Water Leak11

Plumbing9

Paint/Plaster9

Door/Window9

General7

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

713

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential301

Commercial225

Street/Sidewalk99

Unspecified56

Vehicle32

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

About averagevs. NYC apartment blocks

185

NYPD reports · last 12 mo

≈ per month

Felony70

Misdemeanor70

Violation45

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 6 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · IMEGNCY-IMMEDIATE EMERGENCY ANYTHINGOPTIONAL2024-06-21

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2024-05-29

FAILURE TO MAINTAIN BUILDING IN A CODE COMPLIANT MANNER. NOTE: OBSERVED AT EXP#1 (EAST ELEVATION) BROKEN WINDOW GLASS @ 2ND FLR; ALSO OBSERVED INADEQUATE AC SUPPORT AT 3RD FLR WINDOW SW CORNER OF EXP#2 (SOUTH ELEVATION.) REMEDY: FIX AND/OR REPLACE

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2024-05-29

EMERGENCY WORK ORDER DUE TO THE HAZARDOUS CONDITION OBSERVED AT EXP1,2 EAST,SOUTH ELEV:CRACKED MASONRY AT PARAPET LEVEL ON SE CORNER.THE HAZA RDOUS CONDITION EXISTS DIRECTLY ABOVE PUBLIC PATH OF SIDEWAK AT EXP1,2 EAST,SOUTH ELEV.REMEDY:IMMEDIATELY PROVIDE SAFETY MEASURES AND FIX/REP LACE DEFECTIVE CONDITIONS

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 2025-01-16

Heat / hot water

CLOSEDOpened 2021-03-01

Access Warrant - Non-Lead

CLOSEDOpened 2019-11-25

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

809 GRAND LLC / 809 GRAND PARTNERS LLC

Head officer

IVAN DISLA

Managing agent

CITI URBAN MANAGEMENT CORP

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

700 AMSTERDAM AVENUEMANHATTAN

Landlord and related buildings

Unpaid city fines

$15,525

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.

DEFAULTConstructionClass 12020-06-05$12,500 due

ConstructionClass 22020-01-07$2,400 due

ConstructionClass 12020-01-07$625 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2016-01-28 · $9,000,000

Most recent mortgage2016-01-28 · $5,500,000

Mortgage2016-01-28$5,500,000

borrower 809 GRAND LLC, 809 GRAND PARTNERS, LLC · lender SIGNATURE BANK

Sale2016-01-28$9,000,000

809 GRAND STREET INC. → 809 GRAND PARTNERS, LLC, 809 GRAND LLC

Mortgage2005-12-22$1,485,000

borrower 809 GRAND STREET INC. · lender UBS REAL ESTATE INVESTMENTS INC.

Sale1992-03-27no recorded price

ALI, TABUSSUM → 809 GREND STREET INC

Mortgage1990-03-20$100,000

borrower ALI, TABASSUM · lender UPPAL, MANJIT S

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 30-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

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