# 22-25 78 Street, Queens, NY

Public-record building report from Know Your Building (https://knowyourbuilding.nyc/building/4010107501/22-25-78-street-queens).
BBL 4010107501 · BIN 4449328 · Generated 2026-10-31

## Concern level: high

- 16 open class-C HPD violations (immediately hazardous) — about 1 per 8 apartments
- 11 of those issued in the last 3 years
- 5 open rent-impairing violation(s)
- 1 eviction executed in the last 3 years

Scale: low, moderate, high, severe. Set from open hazardous violations relative to building size, raised by distress signals (HPD's Alternative Enforcement Program, court harassment findings, evictions, unpaid OATH/ECB fines, open housing-court cases, a sold tax lien). It describes the public record, not any one apartment.

## Rent stabilization

Likely rent-stabilized. The owner registered 7 stabilized units for 2023, of about 128 apartments.
Registered units by year: 2019: 8, 2020: 7, 2021: 7, 2022: 7, 2023: 7.
No public data says which specific apartment is stabilized; tenants can request their rent history from NYS Homes and Community Renewal.

## The building

built 1948, 3 floors, 128 residential units.

## HPD housing-maintenance violations

7 open (class C immediately hazardous: 1, class B hazardous: 1, class A non-hazardous: 5); 29 on record.
1 open class-C violations were issued in the last 3 years.
This tax lot has 10 buildings; these counts are for this building only.

## DOB building violations

0 active (0 issued in the last 3 years); 0 on record.

## OATH/ECB violations and fines

1 active of 1 on record; 0 decided by default; $0 balance due.

## 311 housing complaints

13 in the last 12 months; 54 on record.
Most common: HEAT/HOT WATER (26), UNSANITARY CONDITION (13), WATER LEAK (6), PAINT/PLASTER (4), DOOR/WINDOW (2).

## Bedbugs

50 annual bedbug filings by the owner; latest reports 0 infested units.

## Evictions

1 executed in the last 3 years; 3 on record.

## Housing court (HPD litigation)

4 cases on record, 0 open, 4 tenant-initiated, 0 with a court finding of harassment.

## Landlord

- CorporateOwner: BARCLAY GARDENS CONDO
- Agent: METROPOLITAN HUDSON
- HeadOfficer: MARIA GERMINI
- Officer: Marie benetos
- Shareholder: MARIA GERMINI
- SiteManager: MARIA GERMINI

The same owner is linked to 2 other buildings (MARIA GERMINI at 22-01 78).

## Sources and limits

NYC Open Data (HPD, DOB, OATH/ECB, 311, DOF, PLUTO) and NYS DHCR building lists. This is a screening signal from public records, not legal advice; records lag and contain errors. Full interactive report with violation details and maps: https://knowyourbuilding.nyc/building/4010107501/22-25-78-street-queens