86-11 34 Avenue

Queens, NY

BBL 4-01434-0029BIN 4035326

Concern level3 of 4

High

0110 open class-C HPD violations (immediately hazardous) — about 1 per 9 apartments
029 of those issued in the last 3 years
032 open rent-impairing violation(s)
043 active DOB violation(s)
053 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

On the NYC DHCR 2024 registered rent-stabilized building list. This official list records the building, not a per-year unit count.

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

1951

Built

Floors

Residential units

Elevator 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 C · IMMEDIATELY HAZARDOUSIssued 2026-10-07

§ 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM MISSING AT PUBLIC HALL, 1st STORY

Status: Nov Certified On Time

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-11-10

§ 27-2033 ADM CODE POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM SIGN MISSING ON WALL AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-11-10

§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE LATCH SET AND HINGES AT BASEMENT AT LAUNDRY ROOM, SECTION ''H-R''

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2025-10-22

§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES AT BOILER ROOM DOOR AT CELLAR

Status: Landlord hasn't certified a fix

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Paint/Plaster12

Plumbing9

Door/Window8

Unsanitary Condition6

Water Leak4

Electric3

General3

Safety2

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

668

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential296

Street/Sidewalk158

Commercial137

Unspecified40

Vehicle35

Helicopter2

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly residential) — 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

236

NYPD reports · last 12 mo

≈ per month

Felony81

Misdemeanor124

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 · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2025-01-08

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

ACTIVE · EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE2022-12-01

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

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2013-01-09

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 2015-06-15

Access Warrant - Non-Lead

CLOSEDOpened 2012-11-05

Harassment case

Housing court

Landlord and related buildings

Registered owner

SAXONY HEIGHTS CORP

Head officer

GREG DROUINEAUD

Managing agent

JOHN B LOVETT

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

Landlord and related buildings

Unpaid city fines

$18,750

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.

DEFAULTConstructionClass 22025-11-20$6,250 due

DEFAULTPlumbingClass 22025-11-20$6,250 due

DEFAULTConstructionClass 22025-10-19$6,250 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1986-12-18 · no recorded price

Most recent mortgage2025-08-15 · $2,000,000

Mortgage2025-08-15$2,000,000

borrower SAXONY HEIGHTS CORP. · lender NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2018-03-29$2,250,000

borrower SAXONY HEIGHTS CORP. · lender NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2018-03-29$250,000

borrower SAXONY HEIGHTS CORP. · lender NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2003-05-15$268,972.14

borrower SAXONY HEIGHTS CORP. · lender NCB, FSB

Mortgage2003-05-15$250,000

borrower SAXONY HEIGHTS CORP. · lender NATIONAL CONSUMER COOPERATIVE 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