321 86th Street

321 86th Street in Bay Ridge, Brooklyn, has 96 open HPD violations, 41 of them class C, and 16 of 30 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (32/100).

Multi-family walk-up · 30 units · Built 1924

StreetSpy grade: F (Severe, 32/100)

• 41 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 100 heat or hot water complaints to 311 in the last 12 months.
• 16 of 30 units are rent-stabilized; 25 on the 2007 tax bill.

More open violations per unit than 8 in 10 Brooklyn buildings this size.

• Repairs: High (96 open, 41 class C), records as of Oct 25, 2026
• Heat and hot water: 100 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

96 open violations: 41 class C (immediately hazardous), 53 class B, 2 class A. 15 issued in the last 12 months. 497 on record. Oldest open violation issued 2000-03-21. Newest violation issued 2026-09-22.

2 closed in the last 90 days. Median 86 days from issue to close for the 8 violations closed in the last 12 months.

6 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 (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM MISSING AT PUBLIC HALL, 1st STORY, issued 2026-09-22. HPD violation 19229032
• Class C: Mold, ceiling, bathroom, 4th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 30 SQ FT AT CEILING AND ALL WALLS IN THE BATHROOM LOCATED AT APT G1, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION ''SOUTH'' (apt G1), issued 2025-04-18. HPD violation 17830319
• Class C: Mold, west wall, bathroom, 3rd floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 5 SQ FT AT WEST WALL, APPROX 5 SQ FT AT SOUTH WALL AND APPROX 10 SQ FT AT CEILING IN THE BATHROOM LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION ''SOUTH'' ORIGINAL VIOLATION 16426901 ISSUED 17-NOV-23 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE §27-2017.3a(5)(a) or (b). (apt E1), issued 2024-04-26. HPD violation 16937070
• Class C: Lead paint hazard, 1st closet from the south, west wall, foyer, 3rd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st CLOSET FROM SOUTH AT WEST WALL DOOR FRAME, SOUTH WALL, WEST WALL IN THE FOYER LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt E1), issued 2024-04-11. HPD violation 16862216
• Class C: Mice, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT SOUTH (apt E1), issued 2024-02-29. HPD violation 16695991
• Class C: Lead paint hazard, 1st closet from the south, west wall, foyer, 3rd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st CLOSET FROM SOUTH AT WEST WALL DOOR FRAME, WEST WALL IN THE FOYER LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT SOUTH (apt E1), issued 2024-02-29. HPD violation 16715052
• Class C: Lead paint hazard, kitchen, 3rd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE KITCHEN LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT SOUTH (apt E1), issued 2024-02-29. HPD violation 16715050
• Class C: Lead paint hazard, foyer, 3rd floor. - CORRECT THE LEAD-BASED PAINT HAZARD-PAINT THAT IS XRF TESTED INCONCLUSIVE FOR LEAD CONTENT AT 0.5MG/CM2 AND IS PRESUMED LEAD PAINT AS SET FORTH IN (28 RCNY §11-07(b)) AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE-USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(b)(2) SOUTH WALL IN THE FOYER LOCATED AT APT E1, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT SOUTH (apt E1), issued 2024-02-29. HPD violation 16715053

311 housing complaints

108 in the last 12 months, 329 in 5 years. Most common: Heat/Hot Water (100), Door/Window (3), Paint/Plaster (2), Plumbing (1), 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

1 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

16 of 30 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: 16 in 2024, 25 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: PROTI REALTY LLC. Head officer: ODISSEAS SKOUNTZOS. Managing agent: PROTI REALTY LLC. This owner has 2 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Jul 8, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 3060340076, HPD building ID 180662. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (R), 2 min walk
• Bay Ridge-95 St (R), 10 min walk
• 77 St (R), 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.