88-11 Elmhurst Avenue

Queens, NY

BBL 4-01513-0028BIN 4037357

Concern level3 of 4

High

0119 open class-C HPD violations (immediately hazardous) — about 1 per 4 apartments
0211 of those issued in the last 3 years
038 open rent-impairing violation(s)
0430 active DOB violation(s)
058 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 1 stabilized unit with New York State for 2018 — of about 82 apartments.

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

1937

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building

HPD housing-maintenance violations

133

Open now

202

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 C · IMMEDIATELY HAZARDOUSApt D11Issued 2025-07-09

§ 27-2005 HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE INTERIOR GLASS PANE AT LOWER SASH WINDOW 1ST FROM NORTH AT EAST WALL IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT D11, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST , SECTION AT SOUTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

242

All time

Last 12 months

Heat/Hot Water111

Unsanitary Condition44

General23

Plumbing19

Water Leak10

Paint/Plaster9

Flooring/Stairs6

Electric5

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

1260

Noise reports · last 12 mo

105

≈ per month

% from neighbors

Residential579

Street/Sidewalk407

Vehicle226

Commercial27

Unspecified21

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

Much higher than averagevs. NYC apartment blocks

513

NYPD reports · last 12 mo

≈ per month

Felony151

Misdemeanor312

Violation50

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 · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2024-12-11

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

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2024-05-29

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

ACTIVE · FISPNRF-NO REPORT AND / OR LATE FILING (FACADE) FACADE REQUIRED2024-02-22

FAILED TO FILE FISP CYCLE 9C TECHNICAL REPORT BY 2/21/2024

DOB building violations

Evictions

Executed, all time

Last 3 years

2019-11-25Apt E14residential

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

No HPD housing-court cases on record for this building.

Housing court

Landlord and related buildings

Registered owner

ELMHURST HOUSE INC.

Head officer

SHIRIN WOODS

Managing agent

ALEXANDER WOLF & COMPANY, INC.

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

Landlord and related buildings

Unpaid city fines

$81,780

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 12026-08-05$6,250 due

ConstructionClass 22026-01-07$2,500 due

ConstructionClass 22026-01-06$1,250 due

ConstructionClass 22025-06-02$1,250 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1981-03-31 · no recorded price

Most recent mortgage2023-03-31 · $2,600,000

Mortgage2023-03-31$2,600,000

borrower ELMHURST HOUSE, INC. · lender NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2023-03-31$500,000

borrower ELMHURST HOUE, INC. · lender NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2014-07-31$2,400,000

borrower ELMHURST HOUSE, INC. · lender NCB, NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2014-07-31$500,000

borrower ELMHURST HOUSE, INC. · lender NCB, NATIONAL CONSUMER COOPERATIVE BANK

Mortgage2013-07-30$700,000

borrower ELMHURST HOUSE, INC. · lender NATIONAL CONSUMER COOPERATIVE BANK D/B/A NCB

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