80 Woodruff Avenue

Brooklyn, NY

BBL 3-05059-0016BIN 3116104

Concern level4 of 4

Severe

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
0267 open class-C HPD violations (immediately hazardous) across 42 apartments
0361 of those issued in the last 3 years
044 open rent-impairing violation(s)
052 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 18), active since 2025-01-31. AEP is the city's response to its most distressed buildings — it had 1,440 open B/C violations at selection.

Rent regulation

Likely rent-stabilized

The owner registered 42 stabilized units with New York State for 2023 — essentially all of the building's 42 apartments.

2018 — 42 units registered2023 — 42

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

Elevator apartments

Type

The building

This building and the landlord's others

This building97 others linked to the same owner

HPD housing-maintenance violations

159

Open now

1394

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 C · IMMEDIATELY HAZARDOUSApt 2GIssued 2026-10-07

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRING BALANCES AT LOWER SASH WINDOW, 2ND FROM NORTH AT EAST WALL IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 2G, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 2GIssued 2026-10-07

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2G, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 2GIssued 2026-10-07

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2G, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

837

All time

135

Last 12 months

Heat/Hot Water214

Unsanitary Condition169

General98

Paint/Plaster85

Plumbing78

Water Leak54

Electric54

Door/Window34

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

Much higher than averagevs. NYC apartment blocks

1497

Noise reports · last 12 mo

125

≈ per month

% from neighbors

Residential1073

Street/Sidewalk317

Unspecified50

Commercial31

Vehicle25

Helicopter1

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.

Neighborhood noise

Neighborhood crime

Higher than averagevs. NYC apartment blocks

312

NYPD reports · last 12 mo

≈ per month

Felony99

Misdemeanor155

Violation58

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

Infested, latest filing

Annual filings

Re-infestation reported

2024–20251 infested · 1 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2021-12-01

FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3

ACTIVE · LL6291-LOCAL LAW 62/91 - BOILERS BOILER REQUIRED1993-08-16

DOB building violations

Evictions

Executed, all time

Last 3 years

2018-07-18Apt 2Aresidential

2018-03-29Apt 6Dresidential

2018-01-03Apt 1Fresidential

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

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 2024-10-03

Tenant action

CLOSEDOpened 2024-06-03

Heat / hot water

CLOSEDOpened 2022-11-17

Access Warrant - Non-Lead

CLOSEDOpened 2022-04-26

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

80 WOODRUFF AVENUE, LLC

Head officer

MARGARET BRUNN

Managing agent

BRIAN GARLAND

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

10 EAST 138 STREETMANHATTAN 100 LEFFERTS AVENUEBROOKLYN 102-43 CORONA AVENUEQUEENS 109-05 120 STREETQUEENS 119-21 METROPOLITAN AVENUEQUEENS

Landlord and related buildings

Unpaid city fines

$9,375

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.

ConstructionClass 22026-05-12$1,250 due

DEFAULTConstructionClass 22026-05-12$5,000 due

ElevatorsClass 12026-02-04$1,250 due

Unpaid city fines

Ownership & money

Speculation watch

·Bought and resold within a few years — rapid turnover is a common speculation signal

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2016-12-16 · $10,500,000

Most recent mortgage2016-12-16 · $39,315,284.82

Sale2016-12-16$10,500,000

WOODRUFF AVENUE 80 LIMITED PARTNERSHIP → 80 WOODRUFF AVENUE, LLC

Sale2016-12-16$10,500,000

WOODRUFF AVENUE 80 LIMITED PARTNERSHIP → 80 WOODRUFF AVENUE, LLC

Mortgage2016-12-16$39,315,284.82

borrower 57-65 OCEAN AVENUE, LLC, 483 OCEAN PARKWAY, LLC, LEFFERTS AVENUE VENTURES, LLC, 80 WOODRUFF AVENUE, LLC, 230 OCEAN PARKWAY, LLC · lender MANUFACTURERS AND TRADERS TRUST COMPANY

Mortgage2016-12-16$8,000,000

borrower 57-65 OCEAN AVENUE, LLC, 230 OCEAN PARKWAY, LLC, LEFFERTS AVENUE VENTURES, LLC, 80 WOODRUFF AVENUE, LLC, 483 OCEAN PARKWAY, LLC · lender MANUFACTURERS AND TRADERS TRUST COMPANY

Sale2008-08-05$5,040,000

80 WOODRUFF LLC → WOODRUFF AVENUE 80 LIMITED PARTNERSHIP

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 water and sewer 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 noticewater/sewer only2025-05-01

30-day noticewater/sewer only2025-04-01

60-day noticewater/sewer only2025-03-01

90-day noticewater/sewer only2025-02-01

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