61-43 Woodbine Street

Queens, NY

BBL 4-03613-0037BIN 4087701

Concern level4 of 4

Severe

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
0238 open class-C HPD violations (immediately hazardous) across 8 apartments
0328 of those issued in the last 3 years
0412 open rent-impairing violation(s)
055 active DOB violation(s)
064 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.

HPD enforcement

On the Alternative Enforcement Program

HPD placed this building in its Alternative Enforcement Program (AEP Round 18), active since 2025-01-31. AEP is the city's response to its most distressed buildings — it had 143 open B/C violations at selection.

Rent regulation

Likely rent-stabilized

The owner registered 8 stabilized units with New York State for 2023 — essentially all of the building's 8 apartments.

2018 — 7 units registered2023 — 8

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

1930

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building

HPD housing-maintenance violations

Open now

177

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

§27-2153 ADM CODE THE PREMISES HAS BEEN SELECTED TO PARTICIPATE IN THE ALTERNATIVE ENFORCEMENT PROGRAM WHICH MAY RESULT IN BUILDING-WIDE INSPECTIONS, FEES, AND EXTENSIVE REPAIR WORK TO CORRECT VIOLATIONS AND UNDERLYING CONDITIONS. CHARGES FOR REPAIR WORK DONE PURSUANT TO THIS ORDER, IF NOT PAID, WILL BECOME LIENS ON THE PROPERTY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-08-12

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE BROKEN NON SLIP CERAMIC TREAD, 2ND STEP FROM THE BOTTOM AT BULDING STOOP AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-02-20RENT-IMPAIRING

567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT RATS AT BASEMENT

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water23

Unsanitary Condition12

Paint/Plaster2

Water Leak2

Plumbing1

General1

Safety1

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

195

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential121

Street/Sidewalk30

Unspecified25

Vehicle12

Commercial7

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

NYPD reports · last 12 mo

≈ per month

Felony28

Misdemeanor49

Violation17

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 · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2019-11-08

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2017 INSPECTION REPORT

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

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT

ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2017-02-24

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT

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 2026-04-02

Heat / hot water

CLOSEDOpened 2023-11-29

Harassment case

CLOSEDOpened 2023-06-16

Harassment case

CLOSEDOpened 2023-03-17

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

KORNEL LJUBA

Managing agent

KRISCH REALTY

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

Landlord and related buildings

Unpaid city fines

$18,450

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 22025-05-30$6,250 due

DEFAULTConstructionClass 22024-01-12$3,125 due

ConstructionClass 12022-12-15$2,500 due

DEFAULTConstructionClass 22022-11-02$3,125 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2016-02-22 · no recorded price

Most recent mortgage1976-04-08 · no recorded price

Sale2016-02-22no recorded price

LJUBA, SALVATRICE, LJUBA, KORNEL → LJUBA, KORNEL

Sale1976-04-08no recorded price

PRELOG ELLA → SALVATORE LJUBA, KORNEL LJUBA

Mortgage1976-04-08no recorded price

borrower LJUBA SALVATRICE, LJUBA KORNEL · lender HAMBURG SAVS BK

Mortgage1976-04-08no recorded price

borrower LJUBA KORNEL, LJUBA SALVATRICE · lender ELLA PRELOG

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

Flagged for the 2025 tax-lien sale

The owner owes enough in property taxes (and possibly water charges) to be listed for the city's tax-lien sale (most recently a 10-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2025

Most recent

10-day noticeincl. property tax2025-05-01

30-day noticeincl. property tax2025-04-01

60-day noticeincl. property tax2025-03-01

90-day noticeincl. property tax2025-02-01

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