31-53 34 Street

Queens, NY

BBL 4-00624-0021BIN 4008947

Concern level4 of 4

Severe

0121 open class-C HPD violations (immediately hazardous) across 40 apartments
0210 of those issued in the last 3 years
035 open rent-impairing violation(s)
0432 active DOB violation(s)
054 DOB 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 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 36 stabilized units with New York State for 2023 — of about 40 apartments.

2018 — 36 units registered2023 — 36

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

1922

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

122

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

§27-2107 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: Notice issued, not yet certified

CLASS I · NON-HAZARDOUS

Status: Notice issued, not yet certified

CLASS I · NON-HAZARDOUS

Status: Notice issued, not yet certified

CLASS I · NON-HAZARDOUS

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition24

Heat/Hot Water8

Paint/Plaster7

Appliance4

Door/Window3

Water Leak3

General1

Electric1

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

923

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential506

Commercial197

Street/Sidewalk89

Unspecified84

Vehicle40

House of Worship5

Helicopter2

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

About averagevs. NYC apartment blocks

189

NYPD reports · last 12 mo

≈ per month

Felony47

Misdemeanor113

Violation29

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.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2026-10-06

FAILURE TO MAINTAIN BUILDING IN A CODE COMPLIANT MANNER.NOTED AT THE T IME OF INSPECTION,I OBSERVED STEP CRACK ON MASONRY AND ON MORTAR JOINT S.SPALLED STUCCO AT MULTIPLE LOCATIONS ON ALL EXPOSURES.FLOWER POTS ST ORED ON WINDOW LEDGE AT EXPOSURE 1 AT ALL LOCATIONS.INADEQUATE AC SUPP ORT ON ALL EXPOSURES.REMEDY:REPAIR AND/OR REPLACE

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2025-10-27

FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER. OBSERVE DETERI- RATION OF FACADE. SPALLED/SPALLING AND BULGING CRACK/STEPCRACK DAMAGED JOINT AT EXP1 WEST ELEVATION. VERTICAL CRACK AT CORNER OF 1 & 2 UPPER FLOOR. DAMAGE JOINT AT EXPOSURE 2,3,AND 4 WITH DAMAGE WINDOW. REMEDY: REPAIR AND OR REPLACE

ACTIVE · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2024-12-01

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

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 2020-01-15

Harassment case

CLOSEDOpened 2010-09-08

Harassment case

CLOSEDOpened 2007-01-26

Comprehensive

Housing court

Landlord and related buildings

Registered owner

PSD MANAGEMENT LLC

Head officer

STAVROS KESIKIADIS

Managing agent

DEMETRA KESIKIADIS

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

Landlord and related buildings

Unpaid city fines

$25,030

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.

UnknownClass 22026-10-12$1,250 due

DEFAULTConstructionClass 22026-06-30$1,280 due

DEFAULTConstructionClass 22026-01-30$10,000 due

DEFAULTConstructionClass 22025-10-28$6,250 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1996-11-05 · no recorded price

Most recent mortgage1975-04-01 · no recorded price

Sale1996-11-05no recorded price

VOUCHIDES, DESPINA, KESIKIADIS, STAVROS → PSD MANAGEMENT LLC

Sale1978-01-24no recorded price

VOUCHIDES PETER → DESPINA VOUCHIDES

Sale1975-04-01no recorded price

SYGAL FRANK → PETER VOUCHIDES, STAVROS KESIKIADIS

Mortgage1975-04-01no recorded price

borrower VOUCHIDES PETER, KESIKIADIS STAVROS · lender FRANK SYGAL

Sale1972-03-06no recorded price

RECORD MANAGEMENT CORP → FRANK SYGOL

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