41-11 28th Avenue

41-11 28th Avenue in Astoria, Queens, has 11 open HPD violations, 2 of them class C, and 22 of 23 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: D (57/100).

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

StreetSpy grade: D (Poor, 57/100)

• 2 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 owner's bedbug filings report 1 infested unit over the last 3 years.
• 22 of 23 units are rent-stabilized; 21 on the 2007 tax bill.

More open violations per unit than 6 in 10 Queens buildings this size.

• Repairs: High (11 open, 2 class C), records as of Oct 24, 2026
• Heat and hot water: 1 complaint, 12 mo, records as of Oct 23, 2026
• Pests: Medium (1 infested unit, 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)

11 open violations: 2 class C (immediately hazardous), 9 class B, 0 class A. 0 issued in the last 12 months. 73 on record. Oldest open violation issued 1995-12-26. Newest violation issued 2013-06-12. No new HPD violation has been issued here since 2013. Most of the open count is older violations that were never closed.

HPD recorded no violation closed here 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: Lead paint hazard, east wall, bathroom, 4th 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 DOOR FRAME FROM NORTH AT EAST WALL IN THE BATHROOM LOCATED AT APT 23, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 23), issued 2008-07-03. HPD violation 7358280
• Class C: Damaged plaster or paint, kitchen, 4th floor. MAKE SAFE BY PROPERLY REPAIRING THE STRUCTURAL DEFECT FIRE DAMAGE CEILING BEAMS IN THE KITCHEN LOCATED AT APT 22, 4th STORY (apt 22), issued 2008-06-23. HPD violation 7335628
• Class B: Missing or broken smoke / CO detector, 4th floor. REPAIR OR REPLACE THE SMOKE DETECTOR INOPERATIVE LOCATED AT APT 18, 4th STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 18), issued 2013-06-12. HPD violation 9862359
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES. IN THE ENTIRE APARTMENT LOCATED AT APT 12, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 12), issued 2011-11-25. HPD violation 9216126
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 12, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 12), issued 2011-11-25. HPD violation 9216127
• Class B: Floor or stair defect, kitchen, 3rd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOORING IN THE KITCHEN LOCATED AT APT 12, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 12), issued 2011-09-15. HPD violation 9107185
• Class B: Mice, throughout the apartment, 3rd floor. SECTION 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 12, 3rd STORY (apt 12), issued 2011-09-15. HPD violation 9107190
• Class B: Damaged plaster or paint, bathroom, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 12, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 12), issued 2011-08-31. HPD violation 9083354

311 housing complaints

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

Bedbugs

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

Buildings department (DOB)

No open DOB violations. 2 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

22 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: 22 in 2024, 21 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 28TH AVENUE MGT, LLC. Head officer: RITA SANTIS. Managing agent: N/A. This owner has 4 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Sep 11, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4006850003, HPD building ID 414107. 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 2026-10-27.