264 East 28th Street

264 East 28th Street in East Flatbush, Brooklyn, has 9 open HPD violations, 6 of them class C, and 17 of 17 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (48/100).

Multi-family walk-up · 17 units · Built 1925

StreetSpy grade: F (Severe, 48/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 10 heat or hot water complaints to 311 in the last 12 months.
• 17 of 17 units are rent-stabilized.

More open violations per unit than 5 in 10 Brooklyn buildings this size.

• Repairs: High (9 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: 10 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

9 open violations: 6 class C (immediately hazardous), 2 class B, 1 class A. 13 issued in the last 12 months. 149 on record. Oldest open violation issued 2017-03-13. Newest violation issued 2026-05-04.

0 closed in the last 90 days. Median 111 days from issue to close for the 45 violations closed in the last 12 months.

2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT CELLAR AT BOILER ROOM, issued 2026-02-09. HPD violation 18621003
• Class C: Fire escape defect. FIRE ESCAPE DEFECTIVE. ADJUST THE DROPLADDER SO THAT IT WILL SLIDE EASILY IN THE GUIDE RODS DROP LADDER IN DOWN POSITION, AT SOUTH AT FIRE ESCAPE, issued 2025-09-02. HPD violation 18201847
• Class C: Lead paint hazard, 4th floor. , 27-2056.8, 27-2056.9 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY PERFORMING ACTIVITIES NECESSARY TO ABATE TESTED LEAD-BASED PAINT FROM REQUIRED WINDOW AND/OR DOOR FRICTION SURFACES FOR APARTMENT AND MAKE FLOORS SMOOTH AND CLEANABLE, POSITIVE LEAD-BASED PAINT IN AN APARTMENT WITH A CHILD UNDER SIX LOCATED AT APT 4D, 4th STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 4D), issued 2025-07-28. HPD violation 18120072
• Class C: Rats (exterior). HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF RODENTS RATS AT FRONT YARD, issued 2023-05-18. HPD violation 15987772
• Class C: Self-closing door not working, 1st floor. , 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS AT APARTMENT IN THE ENTRANCE LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 1A), issued 2020-10-05. HPD violation 13845011
• Class C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT B2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt B2). HPD violation 19328507
• Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF FLOWER POTS ON BALCONY,AT EAST AT FIRE ESCAPE, 3rd STORY, issued 2025-09-02. HPD violation 18201830
• Class B: Fire escape defect (exterior). , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF HOUSE HOLD ITEMS AT 3RD AND 4TH STORY BALCONY, SOUTH STACK AT BUILDING SOUTH EXTERIOR WALL, issued 2017-03-13. HPD violation 11684714

311 housing complaints

13 in the last 12 months, 35 in 5 years. Most common: Heat/Hot Water (10), Plumbing (2), Unsanitary Condition (1).

Bedbugs

The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: No bedbug filing on record for this year
• 2025: Owner reported 0 infested units
• 2024: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (4 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

17 of 17 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).

Rent-stabilized units on city tax bills: 17 in 2024, 17 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 264 EAST 28TH STREET LLC. Head officer: JOEL MIZRAHI. Managing agent: jacob haas. This owner has 24 buildings on record, 11 graded D or F. See the full portfolio.

Last HPD registration Sep 13, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 3051710042, HPD building ID 254938. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Beverly Rd (2, 5), 3 min walk
• Newkirk Av-Little Haiti (2, 5), 5 min walk
• Church Av (2, 5), 10 min walk

How the grade is calculated

Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.