66-24 Forest Avenue

Queens, NY

BBL 4-03489-0030BIN 4083492

Concern level3 of 4

High

016 active DOB violation(s)
025 open HPD violation(s)
03Tax lien sold at the city's lien sale — a sign of financial distress

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 2 stabilized units with New York State for 2023 — of about 6 apartments.

2022 — 2 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.

How to request your rent history →

Rent regulation

The building

1910

Built

Floors

Residential units

Mixed residential / commercial

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 B · HAZARDOUSIssued 2014-08-265+ YRS OLD

SECTION 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOCK ON ENTRANCE DOOR TO BUILDING. AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2008-08-135+ YRS OLD

D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING 50 WATTS INCANDESCENT OR EQUIVALENT NIGHT INSPECTION.

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2008-08-135+ YRS OLD

D26-19.07 ADM CODE INSTALL AND MAINTAIN SUFFICIENT LIGHT OR LIGHTS OF AT LEAST 40 WATTS INCANDESCENT OR EQUIVALENT EACH, TO LIGHT ADEQUATELY FROM SUNSET TO SUNRISE THE REAR YARD NIGHT INSPECTION.

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2008-08-135+ YRS OLD

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water1

Heat/Hot WaterEntire Building2021-07-02 · closed

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

Lower than averagevs. NYC apartment blocks

212

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential106

Street/Sidewalk51

Unspecified25

Vehicle14

Commercial12

Park2

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

Lower than averagevs. NYC apartment blocks

130

NYPD reports · last 12 mo

≈ per month

Felony36

Misdemeanor69

Violation25

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 6 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 · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-06-30

VIOLATION ISSUED-FAILURE TO FILE 2021 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2023-04-25

VIOLATION ISSUED-FAILURE TO FILE 2022 EXTERNAL LOW PRESSURE INSPECTION

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2018-04-06

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

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

Housing court

Landlord and related buildings

Registered owner

RIDGEWOOD FOREST REALTY LLC

Head officer

DAMIAN CEJNOG

Managing agent

JOANNA CEJNOG

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

Landlord and related buildings

Unpaid city fines

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.

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2012-05-31 · $975,000

Most recent mortgage2025-05-14 · $600,000

Mortgage2025-05-14$600,000

borrower RIDGEWOOD FOREST REALTY LLC · lender FIRST CENTRAL SAVINGS BANK

Sale2012-05-31$975,000

VLAOVICH, JOHN, VLAOVICH, JANJA, VLAOVICH, KATA, VLAOVICH, ANTUN → RIDGEWOOD FOREST REALTY LLC

Mortgage2012-05-31$225,000

borrower RIDGEWOOD FOREST REALTY LLC · lender VLAOVICH, KATA, VLAOVICH, JANE, VLAOVICH, ANTUN, VLAOVICH, JOHN

Mortgage1976-10-28no recorded price

borrower VLAOVICH JOHN, VLAOVICH JANJA, VLAOVICH KATA, VLAOVICH ANTON · lender HOME FEDERAL SAVS & LOAN ASSOCIATION

Sale1976-10-28no recorded price

WESCH HARRY JR, WESCH GAYLE → JOHN VLAOVICH, KATA VLAOVICH, JANYA VLAOVICH, ANTON VLAOVICH

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

The lien was sold in the 2019 tax-lien sale

The owner's unpaid property taxes (and possibly water charges) went unresolved through a series of notices, and the debt reached the city's Final Sale list — the lien was sold to a private collector who can add interest and fees.

Years listed

2021

Most recent

60-day noticeincl. property tax2021-10-18

90-day noticeincl. property tax2021-09-13

10-day noticeincl. property tax2020-08-17

30-day noticeincl. property tax2020-07-30

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale