103 Grattan Street

Brooklyn, NY

BBL 3-03004-0036BIN 3070674

Concern level3 of 4

High

016 active DOB violation(s)
023 open HPD violation(s)
031 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

The owner registered 5 stabilized units with New York State for 2019 — of about 6 apartments.

2018 — 5 units registered2019 — 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

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

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 B · HAZARDOUSApt 3LIssued 2024-10-29

§ 27-2017.3 HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT NORTH WALL LESS THAN 10 SQUARE FEET IN THE 4th ROOM FROM NORTH LOCATED AT APT 3L, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 17083376 ISSUED 28-JUN-24 HAS BEEN UPGRADED TO CLASS B PER ADMINISTRATIVE CODE §27-2017.3a(3)(a) or (b).

Status: Defect letter issued

CLASS B · HAZARDOUSIssued 2009-10-015+ YRS OLD

§ 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING 200 WATT MINIMUM REQUIRED

Status: Landlord hasn't certified a fix

CLASS A · NON-HAZARDOUSIssued 2026-08-05

§ 329, M/D LAW AND DEPT. RULES AND REGS. PROVIDE A COMPLETED CERTIFICATE OF INSPECTION VISITS IN A PROPER FRAME AT OR NEAR MAILBOXES, BOTTOM EDGE OF FRAME BETWEEN 48-62 INCHES ABOVE FLOOR MISSING AT PUBLIC HALL, 1st STORY

Status: Nov Certified On Time

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition3

Appliance2

Electric2

Safety2

General1

Paint/Plaster1

SafetySmoke Detector2024-06-20 · closed

Unsanitary ConditionMold2024-06-20 · closed

GeneralCabinet2024-06-20 · 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

Higher than averagevs. NYC apartment blocks

485

Noise reports · last 12 mo

≈ per month

% from neighbors

Commercial190

Residential150

Street/Sidewalk97

Vehicle27

Unspecified21

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

About averagevs. NYC apartment blocks

200

NYPD reports · last 12 mo

≈ per month

Felony41

Misdemeanor128

Violation31

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 4 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 · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-04-25

VIOLATION ISSUED-FAILURE TO FILE 2022 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2014-10-08

FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2014-05-15

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2012 INSPECTION REPORT

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

103 GRATTAN ST LLC

Head officer

VINCENT GARCIA

Managing agent

MICHAEL GARCIA

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

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.

DEFAULTBoilersClass 12014-07-10$5,000 penalty

BoilersClass 22014-07-10$500 penalty

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2019-04-15 · no recorded price

Most recent mortgage2021-02-01 · $494,442.51

Mortgage2021-02-01$494,442.51

borrower 103 GRATTAN ST LLC · lender JPMORGAN CHASE BANK NA

Sale2019-04-15no recorded price

GARCIA, ANN, GARCIA, JOAQUIN → 103 GRATTAN ST LLC

Mortgage2019-04-15$115,519.7

borrower 103 GRATTAN ST LLC · lender JPMORGAN CHASE BANK, N.A.

Mortgage2014-03-05$48,591.85

borrower GARCIA, JOAQUIN, GARCIA, ANN · lender NEW YORK COMMUNITY BANK

Mortgage2005-11-02$472,500

borrower GARCIA, ANN, GARCIA, JOAQUIN · lender WASHINGTON MUTUAL BANK

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