25-94 28th Avenue

25-94 28th Avenue in Astoria, Queens, has 120 open HPD violations, 14 of them class C, and 23 of 23 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (33/100).

Multi-family walk-up · 23 units · Built 1924

StreetSpy grade: F (Severe, 33/100)

• 14 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 12 housing complaints to 311 in the last 12 months.
• 23 of 23 units are rent-stabilized; 20 on the 2007 tax bill.

More open violations per unit than 9 in 10 Queens buildings this size.

• Repairs: High (120 open, 14 class C), records as of Oct 26, 2026
• Heat and hot water: 1 complaint, 12 mo, records as of Oct 25, 2026
• Pests: Medium (2 infested units, 3 yr), records as of Oct 28, 2026
• Safety: Clear (2 open DOB violations), records as of Oct 26, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

120 open violations: 14 class C (immediately hazardous), 84 class B, 22 class A. 21 issued in the last 12 months. 134 on record. Oldest open violation issued 2007-08-28. Newest violation issued 2026-08-03.

5 closed in the last 90 days. Median 80 days from issue to close for the 7 violations closed in the last 12 months.

3 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: Lead paint hazard, 1st 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 4, 1st STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4), issued 2026-08-03. HPD violation 19115224
• Class C: Self-closing door not working, 1st floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE LATCH SET AT APARTMENT ENTRANCE DOOR IN THE ENTRANCE LOCATED AT APT 4, 1st STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4), issued 2026-07-31. HPD violation 19107260
• Class C: Door, lock or intercom defect (entrance). PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOCKING DEVICE AT ENTRANCE DOOR BLDG, issued 2016-09-15. HPD violation 11393074
• Class C: Damaged plaster or paint, ceiling, 1st room from the north, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 12A, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 12A), issued 2014-01-27. HPD violation 10109181
• Class C: Leak or water damage, kitchen, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF CONCEALED WATER LEAK CEILING ( AKA 25-94 42 STREET ) IN THE KITCHEN LOCATED AT APT 10, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 10), issued 2008-06-04. HPD violation 7314762
• Class C: Items blocking a hallway or exit (exterior). & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF CAR PARK AND BLOCKING FIRE EGRESS AT NORTH COURT YARD., issued 2007-08-28. HPD violation 133134
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BOILER ROOM, CELLAR, issued 2007-08-28. HPD violation 3461437
• Class C: Damaged plaster or paint, window on the north wall, 1st room from the east, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE INTERIOR GLASS PANE AT LOWER SASH WINDOW AT NORTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 4, 1st STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 4). HPD violation 19320810

311 housing complaints

12 in the last 12 months, 14 in 5 years. Most common: Door/Window (7), Plumbing (4), Heat/Hot Water (1).

Bedbugs

The owner reported 2 infested units in the last 3 years. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: Owner reported 0 infested units
• 2025: No bedbug filing on record for this year
• 2024: Owner reported 2 infested, 2 treated, 0 re-infested
• 2023: Owner reported 0 infested units
• 2022: Owner reported 1 infested, 1 treated, 0 re-infested
• 2021: Owner reported 0 infested units

Buildings department (DOB)

2 open DOB violations, all 2 Local Law violations issued before 2000. 2 DOB violations on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

23 of 23 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: 23 in 2024, 20 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 2594 42nd LLC. Head officer: Antoinette Ambroselli. Managing agent: Mario Giragosian. This owner has 4 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Jul 28, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 4006850001, HPD building ID 414109. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Astoria Blvd (N, W), 9 min walk
• 30 Av (N, W), 10 min walk
• 46 St (M, R), 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 2026-10-28.