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 2026-03-05
Tenant action
CLOSEDOpened 2025-05-23
Heat / hot water
CLOSEDOpened 2022-12-02
Tenant action
CLOSEDOpened 2022-11-25
Tenant action
Bedbug history
No bedbugs reported
The owner filed 9 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.
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.
The building
1928
Built
6
Floors
70
Residential units
Elevator apartments
Type
Unpaid city fines
$0
Balance due (active)
0
Active violations
0
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.
Rent regulation
Likely rent-stabilized
The owner registered 71 stabilized units with New York State for 2023 — essentially all of the building's 70 apartments.
18
19
20
21
22
23
2018 — 71 units registered2023 — 71
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.
311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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.
Ownership & money
11
Recorded sales
11
Mortgages / refinances
Last recorded sale1986-12-29 · no recorded price
Most recent mortgage2017-09-26 · $193,033.35
Mortgage2017-09-26$193,033.35
borrower LAVIE REALTY LLC · lender SANTANDER BANK, N.A.
Mortgage2008-05-02$5,150,000
borrower LAVIE REALTY LLC · lender SOVEREIGN BANK
Mortgage2003-04-20$7,388,064.83
borrower ZINGHERA REALTY CORP., IMPACT DEVELOPMENT CORP., HEAVY REALTY CORP., ULTRA REALTY CORP. · lender WASHINGTON MUTUAL BANK, FA
Mortgage2003-04-14no recorded price
borrower ZINGHERA REALTY CORP., ULTRA REALTY CORP., HEAVY REALTY CORP., IMPACT DEVELOPMENT CORP. · lender WASHINGTON MUTUAL BANK, FA
Mortgage2003-04-14$6,225,000
borrower HEAVY REALTY CORP., · lender WASHINGTON MUTUAL BANK, FA
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.
Landlord and related buildings
Registered owner
LAVIE REALTY LLC
Head officer
VICTOR IBANEZ
Managing agent
VICTOR IBANEZ
4 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.
Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.
PlumbingBathtub/Shower2026-10-13 · open
Water LeakSlow Leak2026-10-13 · open
PlumbingToilet2026-10-13 · open
Neighborhood crime
Much higher than averagevs. NYC apartment blocks
538
NYPD reports · last 12 mo
45
≈ per month
Felony201
Misdemeanor239
Violation98
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.
HPD housing-maintenance violations
47
Open now
1029
On record
23
Open Class C
21
Open Class B
3
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 C · IMMEDIATELY HAZARDOUSApt 3EIssued 2026-09-21RENT-IMPAIRING
§ 27-2026 ADM CODE REPAIR THE FLUSHING APPARATUS AND MAINTAIN SAME SO AS TO FLUSH EFFECTIVELY THE WATER CLOSET FLUSH HANDLE IN THE BATHROOM LOCATED AT APT 3E, 3rd STORY, 3rd APARTMENT FROM NORTH AT EAST
Status: Civ14 Mailed
CLASS C · IMMEDIATELY HAZARDOUSApt 1EIssued 2026-09-14
HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1E, 1st STORY, 3rd APARTMENT FROM NORTH AT EAST
Status: Awaiting HPD re-inspection
CLASS C · IMMEDIATELY HAZARDOUSApt 2GIssued 2026-09-08RENT-IMPAIRING
567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT THROUGHOUT IN THE ENTIRE APARTMENT LOCATED AT APT 2G, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''SOUTH''
Status: Awaiting HPD re-inspection
CLASS C · IMMEDIATELY HAZARDOUSApt 3LIssued 2026-04-30RENT-IMPAIRING
567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT .. IN THE ENTIRE APARTMENT LOCATED AT APT 3L, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH
Status: Landlord hasn't certified a fix
Evictions
8
Executed, all time
2
Last 3 years
2025-05-12Apt 5Gresidential
2025-05-12Apt 5Gresidential
2023-03-03Apt 4Cresidential
2023-01-05Apt 1Gresidential
Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.
Concern level3 of 4
High
0123 open class-C HPD violations (immediately hazardous) — about 1 per 3 apartments
0212 of those issued in the last 3 years
037 open rent-impairing violation(s)
041 active DOB violation(s)
052 evictions 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 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.
DOB building violations
1
Active
23
On record
0
Active, last 3 yrs
ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED1993-08-16
