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.
Bedbug history
No bedbugs reported
The owner filed 22 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.
Rent regulation
Likely rent-stabilized
The owner registered 2 stabilized units with New York State for 2023 — of about 164 apartments.
18
19
20
21
22
23
2018 — 3 units registered2023 — 2
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.
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 2012-04-30
Tenant action
CLOSEDOpened 2011-12-08
Tenant action
CLOSEDOpened 2011-12-01
Tenant action
These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.
Evictions
2
Executed, all time
2
Last 3 years
2025-09-29Apt 6Eresidential
2025-09-29Apt 6Eresidential
Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.
OATH/ECB violations and fines
$0
Balance due (active)
0
Active violations
0
Lost by default
These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.
Ownership & money
No recorded sales or mortgages found in ACRIS for this lot.
The building
1952
Built
6
Floors
164
Residential units
Condominium
Type
DOB building violations
4
Active
40
On record
0
Active, last 3 yrs
Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.
ACTIVE · ACC1-(OTHER BLDGS TYPES) - ELEVATOR AFFIRMATION OF CORRECTION ELEVATORREQUIRED2014-05-30
VIO ISSUED TO ELEVATOR - FAIL TO CORRECT DEFECTS ON 2012 CAT 1 INSP/TST
ACTIVE · ACC1-(OTHER BLDGS TYPES) - ELEVATOR AFFIRMATION OF CORRECTION ELEVATORREQUIRED2014-05-30
VIO ISSUED TO ELEVATOR - FAIL TO CORRECT DEFECTS ON 2012 CAT 1 INSP/TST
ACTIVE · ACC1-(OTHER BLDGS TYPES) - ELEVATOR AFFIRMATION OF CORRECTION ELEVATORREQUIRED2014-05-30
VIO ISSUED TO ELEVATOR - FAIL TO CORRECT DEFECTS ON 2012 CAT 1 INSP/TST
Neighborhood crime
Much lower than averagevs. NYC apartment blocks
51
NYPD reports · last 12 mo
4
≈ per month
Felony25
Misdemeanor22
Violation4
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.
Concern level2 of 4
Moderate
014 open class-C HPD violations (immediately hazardous) — about 1 per 41 apartments
021 of those issued in the last 3 years
031 open rent-impairing violation(s)
044 active DOB violation(s)
052 evictions executed in the last 3 years
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 OATH/ECB 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.
311 complaints from tenants
50
All time
6
Last 12 months
Heat/Hot Water31
Paint/Plaster6
Plumbing6
Unsanitary Condition5
General1
Water Leak1
Heat/Hot WaterEntire Building2025-12-30 · closed
Heat/Hot WaterEntire Building2025-12-11 · closed
Heat/Hot WaterEntire Building2025-11-12 · closed
Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.
HPD housing-maintenance violations
8
Open now
18
On record
2
Open Class C
6
Open Class B
0
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. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date. This tax lot has 3 buildings; these counts are for this building only.
CLASS C · IMMEDIATELY HAZARDOUSApt 6DIssued 2006-07-035+ YRS OLDRENT-IMPAIRING
§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 6D, 6th STORY, 2nd APARTMENT FROM EAST AT SOUTH
Status: Notice issued, not yet certified
CLASS C · IMMEDIATELY HAZARDOUSIssued 2006-07-035+ YRS OLD
§ 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR TO HEATING PLANT KEY LOCKED NORTH OF BLDG COURT
Status: Notice issued, not yet certified
CLASS B · HAZARDOUSApt 5BIssued 2025-11-142 violations
§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND SOUTH WALL IN THE 3rd ROOM FROM NORTH AT WEST LOCATED AT APT 5B, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH
§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AND SOUTH WALL IN THE 3rd ROOM FROM NORTH AT WEST LOCATED AT APT 5B, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH
Status: Notice issued, not yet certified
CLASS B · HAZARDOUSApt 3DIssued 2017-02-015+ YRS OLD
§ 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE APARTMENT ENTRANCE DOOR LOCK- HANDLE. LOCATED AT APT 3D, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST
Status: Notice issued, not yet certified
Landlord and related buildings
Registered owner
WOODHAVEN CONDOMINIUM
Head officer
VAUGHN APRAHAMIAN
Managing agent
JOHN B LOVETT
No other buildings found sharing this building's registered contact.
This building and the landlord's others
This building
Neighborhood noise
Lower than averagevs. NYC apartment blocks
112
Noise reports · last 12 mo
9
≈ per month
43
% from neighbors
Residential48
Commercial37
Street/Sidewalk11
Unspecified9
Vehicle7
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.
