25-96 28th Street

25-96 28th Street in Astoria, Queens, has 29 open HPD violations, 3 of them class C, and 1 of 10 units is rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (47/100).

Mixed residential & commercial · 10 units · Built 1930

StreetSpy grade: F (Severe, 47/100)

• 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 1 of 10 units are rent-stabilized; 7 on the 2007 tax bill.

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

• Repairs: High (29 open, 3 class C), records as of Oct 26, 2026
• Heat and hot water: 2 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (No bedbug filing, 3 yr), records as of Oct 28, 2026
• Safety: Clear (1 open DOB violation), records as of Oct 26, 2026
• Registration: Expired Mar 31, 1999, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

29 open violations: 3 class C (immediately hazardous), 8 class B, 18 class A. 1 issued in the last 12 months. 49 on record. Oldest open violation issued 2014-05-05. Newest violation issued 2026-05-06.

18 closed in the last 90 days. Median 1,062 days from issue to close for the 18 violations closed in the last 12 months.

1 open violation is 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 2024-01-10. HPD violation 16579443
• Class C: Door, lock or intercom defect, throughout the apartment, 3rd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL/BUZZER /INTERCOM SYSTEM FROM VESTIBULE TO, IN THE ENTIRE APARTMENT LOCATED AT APT C3, 3rd STORY, APARTMENT AT SOUTH (apt C3), issued 2014-05-05. HPD violation 10229786
• Class C: Self-closing door not working, 2nd 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 HINGES IN THE ENTRANCE LOCATED AT APT B1, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt B1). HPD violation 19326207
• Class B: Broken window or sash (hallway). & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF KEY OPERATED SASH LOCKS PREVENTING WINDOWS FROM OPENING FOR VENTILATION ALL STORIES AT PUBLIC HALL, issued 2019-05-20. HPD violation 13075958
• Class B: Lighting defect (entrance). PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING A MINIMUM OF 100 WATTS OF INCANDECSENT LIGHT REQUIRED. (LIGHT FIXTURE PRESENT), issued 2016-06-14. HPD violation 11271840
• Class B: Damaged plaster or paint (hallway). PROPERLY REPAIR THE BROKEN OR DEFECTIVE MAIL BOXES ON SOUTH AND WEST WALLS AT PUBLIC HALL, 1st STORY, issued 2014-05-19. HPD violation 10246580
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. , 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 C3, 3rd STORY, APARTMENT AT SOUTH (apt C3), issued 2014-05-05. HPD violation 10229921
• Class B: Plumbing defect, bathroom, 3rd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF ERODED ENAMEL AT WASH BASIN IN THE BATHROOM LOCATED AT APT C3, 3rd STORY, APARTMENT AT SOUTH (apt C3), issued 2014-05-05. HPD violation 10229872

311 housing complaints

2 in the last 12 months, 5 in 5 years. Most common: Heat/Hot Water (2).

Bedbugs

No bedbug filing on record for 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: No bedbug filing on record for this year
• 2024: No bedbug filing on record for this year
• 2023: No bedbug filing on record for this year
• 2022: No bedbug filing on record for this year
• 2021: No bedbug filing on record for this year

Buildings department (DOB)

1 open DOB violation, a Local Law violation issued before 2000. 1 DOB violation on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

1 of 10 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: 1 in 2024, 7 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: LOUIS E TORTORA. Head officer: LOUIS E TORTORA. Managing agent: LOUIS TORTORA. See the full portfolio.

Last HPD registration Apr 15, 1998. HPD registration expired Mar 31, 1999 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.

Tax lot and city IDs

BBL 4007010001, HPD building ID 414124. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Astoria Blvd (N, W), 10 min walk
• 30 Av (N, W), 11 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.