25-25 44th Street

25-25 44th Street in Astoria, Queens, has 43 open HPD violations, 6 of them class C, and 6 of 6 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (35/100).

Multi-family walk-up · 6 units · Built 1928

StreetSpy grade: F (Severe, 35/100)

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

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

• Repairs: High (43 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: 8 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (No bedbug filing, 3 yr), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

43 open violations: 6 class C (immediately hazardous), 17 class B, 20 class A. 7 issued in the last 12 months. 52 on record. Oldest open violation issued 2007-09-05. Newest violation issued 2026-08-10.

0 closed in the last 90 days. Median 122 days from issue to close for the 1 violations closed in the last 12 months.

8 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: Fire escape defect. FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING GUSSET PLATE AT NORTH RETURN RAIL AND FRONT RAIL AT BALCONY AT 1st FIRE ESCAPE FROM NORTH AT WEST, 3rd STORY, issued 2026-08-10. HPD violation 19118473
• Class C: No heat / heating defect, throughout the apartment, 3rd floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3F), issued 2026-01-07. HPD violation 18552301
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BOILER ROOM DOOR LOCKED AT CELLAR AT BOILER ROOM, issued 2026-01-07. HPD violation 18552303
• Class C: No hot water, throughout the apartment, 3rd floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3F), issued 2026-01-07. HPD violation 18552302
• 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 2023-12-29. HPD violation 16553737
• Class C: Self-closing door not working (hallway). , 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 BUILDING ENTRANCE DOOR AT PUBLIC HALL, 1st STORY. HPD violation 19297825
• Class B: Damaged plaster or paint, 2nd window frame from the west, south wall, 3rd room from the east, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR 1ST AND 2ND WINDOW FRAME FROM WEST AT SOUTH WALL IN THE 3rd ROOM FROM EAST AT NORTH LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3F), issued 2026-01-07. HPD violation 18552304
• Class B: Damaged plaster or paint, ceiling. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT PLASTER AT CEILING AT PUBLIC HALL, 3rd STORY, issued 2023-12-29. HPD violation 16553733

311 housing complaints

16 in the last 12 months, 21 in 5 years. Most common: Heat/Hot Water (8), Door/Window (5), Paint/Plaster (2), Plumbing (1).

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)

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

6 of 6 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: 6 in 2024, 6 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: FRANCESCO MASTRONIANI. Managing agent: GRANFRANCO MASTRONIANI. This owner has 3 buildings on record, 2 graded D or F. See the full portfolio.

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

Tax lot and city IDs

BBL 4007150034, HPD building ID 432688. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Astoria Blvd (N, W), 11 min walk
• 30 Av (N, W), 13 min walk
• Astoria-Ditmars Blvd (N, W), 13 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.