84-11 Lander Street

Queens, NY

BBL 4-09716-0118BIN 4207882

Concern level3 of 4

High

012 open class-C HPD violations (immediately hazardous) — about 1 per 19 apartments
022 of those issued in the last 3 years
033 open rent-impairing violation(s)
041 active DOB violation(s)

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 37 stabilized units with New York State for 2023 — essentially all of the building's 37 apartments.

2022 — 37 units registered2023 — 37

421-a tax benefit · expires ~2029

A 421-a building's rent stabilization is tied to this tax benefit and generally ends when it expires — here, around 2029 (approximate, from DOF exemption records). Confirm your unit's status with NYS HCR.

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

2013

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building7 others linked to the same owner

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 HAZARDOUSApt 16Issued 2026-09-28

§ 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 2, WG TO REPLACE = 0, WG TO REPAIR = 0 IN THE ENTIRE APARTMENT LOCATED AT APT 16, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT NORTH

Status: Civ14 Mailed

CLASS C · IMMEDIATELY HAZARDOUSApt 16Issued 2026-09-28

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 16, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT NORTH

Status: Civ14 Mailed

CLASS B · HAZARDOUSApt 16Issued 2026-09-28

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE COUNTER TOP AT SINK IN THE KITCHEN LOCATED AT APT 16, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT NORTH

Status: Civ14 Mailed

CLASS B · HAZARDOUSApt 16Issued 2026-09-28

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CAULKING AROUND THE BATHTUB IN THE BATHROOM LOCATED AT APT 16, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT NORTH

Status: Civ14 Mailed

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Plumbing2

Unsanitary Condition2

Electric1

General1

Safety1

SafetyWindow Guard Broken/Missing2026-09-24 · closed

Unsanitary ConditionMold2026-09-24 · closed

Unsanitary ConditionPests2026-09-24 · 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

About averagevs. NYC apartment blocks

333

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential311

Street/Sidewalk10

Unspecified8

Vehicle4

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

101

NYPD reports · last 12 mo

≈ per month

Felony33

Misdemeanor50

Violation18

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 8 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 · EVCAT1-ELEVATOR ANNUAL INSPECTION / TEST ELEVATORREQUIRED2017-09-15

VIOLATION ISSUED TO ELEVATOR-FAILURE TO FILE CATEGORY 1 2016 INSPECTION/TEST

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 2018-12-18

Tenant action

CLOSEDOpened 2015-03-18

Heat / hot water

CLOSEDOpened 2008-04-04

Heat / hot water

CLOSEDOpened 2008-03-12

Tenant action

Housing court

Landlord and related buildings

Registered owner

LANDER PLAZA LLC

Head officer

FARHAD AZIZZADEH

Managing agent

LANDER PLAZA LLC

7 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

141-36 84 ROADQUEENS 141-38 84 ROADQUEENS 64-56 BOOTH STREETQUEENS 84-21 LANDER STREETQUEENS 84-23 LANDER STREETQUEENS

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.

ElevatorsClass 22017-01-11$500 penalty

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2013-11-06 · $7,500,000

Most recent mortgage2015-05-21 · $2,525,436.92

Mortgage2015-05-21$2,525,436.92

borrower LANDER PLAZA LLC · lender ORITANI FINANCE COMPANY

Sale2013-11-06$7,500,000

LANDER REGENCY LLC → LANDER PLAZA LLC

Mortgage2013-11-06$1,100,001.82

borrower LANDER PLAZA, LLC · lender JPMORGAN CHASE BANK NA

Sale2010-02-03no recorded price

NEMATZADEH, HOOSHANG → LANDER REGENCY, LLC

Mortgage2010-02-03$3,402,381.32

borrower LANDER REGENCY, LLC · lender NEW YORK COMMUNITY 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