172 Bay 28th Street

172 Bay 28th Street in Bath Beach, Brooklyn, has 38 open HPD violations, 9 of them class C, and 13 of 13 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (41/100).

Multi-family walk-up · 13 units · Built 1910

StreetSpy grade: F (Severe, 41/100)

• 9 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.
• The head officer on this registration is named on 16 buildings' registrations; 9 graded D or F.
• 13 of 13 units are rent-stabilized.

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

• Repairs: High (38 open, 9 class C), records as of Oct 24, 2026
• Heat and hot water: No complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 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)

38 open violations: 9 class C (immediately hazardous), 17 class B, 12 class A. 9 issued in the last 12 months. 49 on record. Oldest open violation issued 2009-10-01. Newest violation issued 2026-08-18.

3 closed in the last 90 days. Median 78 days from issue to close for the 3 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: Mold, ceiling, bathroom, 2nd floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... MORE THAN 20 SQUARE FEET AT CEILING AND ALL WALLS IN THE BATHROOM LOCATED AT APT 1, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 18970603 ISSUED 31-MAY-26 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b). (apt 1), issued 2026-08-18. HPD violation 19151722
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 1), issued 2026-06-01. HPD violation 18970602
• 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 1, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 1), issued 2026-06-01. HPD violation 18970601
• Class C: Self-closing door not working, 1st floor. , 2007, 204.1 HMC CODE: ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 3, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 3), issued 2021-12-01. HPD violation 14707427
• Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 3), issued 2021-12-01. HPD violation 14707425
• Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 3), issued 2021-09-13. HPD violation 14553893
• Class C: No heat / heating defect (hallway). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM : DOOR TO BASEMENT LOCKED AT 1 STY PUBLIC HALL, issued 2017-01-23. HPD violation 11615748
• 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 1 STY PUBLIC HALL AND ON BOILER ROOM DOOR, issued 2009-10-01. HPD violation 1128848

311 housing complaints

6 in the last 12 months, 8 in 5 years. Most common: Unsanitary Condition (3), Door/Window (1), Paint/Plaster (1), Plumbing (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: No bedbug filing on record for this year
• 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 (0 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

13 of 13 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: 13 in 2024, 13 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: BAY 28 APTS INC. Head officer: JOHN PSARAS. Managing agent: GEORGE PSARAS. This owner has 16 buildings on record, 9 graded D or F. See the full portfolio.

Last HPD registration Aug 27, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 3064450035, HPD building ID 202060. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Bay Pkwy (D), 7 min walk
• 20 Av (D), 7 min walk
• 18 Av (D), 12 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 2026-10-27.