41-98 Forley Street

41-98 Forley Street in Elmhurst, Queens, has 68 open HPD violations, 6 of them class C, and 64 of 65 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (60/100).

Multi-family elevator · 65 units · Built 1959

StreetSpy grade: D (Poor, 60/100)

• 6 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.
• The head officer on this registration is named on 3 buildings' registrations; 2 graded D or F.
• 64 of 65 units are rent-stabilized; 65 on the 2007 tax bill.

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

• Repairs: High (68 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (3 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)

68 open violations: 6 class C (immediately hazardous), 59 class B, 3 class A. 0 issued in the last 12 months. 70 on record. Oldest open violation issued 1998-09-22. Newest violation issued 2024-07-24. No new HPD violation has been issued here since 2024. Most of the open count is older violations that were never closed.

HPD recorded no violation closed here 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: Lead paint hazard, kitchen. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR IS ON A DETERIORATED SUBSURFACE - USING EXCLUSIVE INTERIM CONTROLS. CEILING, WEST WALL IN THE KITCHEN LOCATED AT APT 1D, 1st APARTMENT FROM NORTH AT EAST (apt 1D), issued 2003-08-14. HPD violation 4675090
• Class C: Lead paint hazard, bedroom. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR IS ON A DETERIORATED SUBSURFACE - USING EXCLUSIVE INTERIM CONTROLS. CEILING, EAST WALL IN THE 1st BEDROOM FROM NORTH LOCATED AT APT 1D, 1st APARTMENT FROM NORTH AT EAST (apt 1D), issued 2003-08-14. HPD violation 4675096
• Class C: Lead paint hazard, bathroom. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR IS ON A DETERIORATED SUBSURFACE - USING EXCLUSIVE INTERIM CONTROLS. CEILING IN THE BATHROOM LOCATED AT APT 1D (apt 1D), issued 2003-08-14. HPD violation 4675095
• Class C: Lead paint hazard, 1st room from the east, 6th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR IS ON A DETERIORATED SUBSURFACE - USING EXCLUSIVE INTERIM CONTROLS. CEILING IN THE 1st ROOM FROM EAST LOCATED AT APT 7G, 6th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 7G), issued 2003-04-01. HPD violation 4527276
• Class C: Lead paint hazard, 2nd room from the east, 6th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR IS ON A DETERIORATED SUBSURFACE - USING EXCLUSIVE INTERIM CONTROLS. CEILING, EAST WALL IN THE 2nd ROOM FROM EAST LOCATED AT APT 7G, 6th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 7G), issued 2003-04-01. HPD violation 4527283
• Class C: Lead paint hazard, east wall. REMOVE OR COVER IN A MANNER APPROVED BY THE DEPARTMENT THE PEELING LEAD PAINT AT EAST WALL OF NORTHEAST ROOM 4 STY SOUTHEAST APT 4D SANDRA BAQUERO 718 6397843 SIARA 6 MONTHS ER1. , SECTION '' '' (apt 4D), issued 1999-04-06. HPD violation 269790
• Class B: Damaged plaster or paint, ceiling, 1st room from the north, 5th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND NORTH WALL IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 6G, 5th STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 6G), issued 2024-07-24. HPD violation 17134441
• Class B: Leak or water damage, ceiling, 1st room from the north, 5th floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 6G, 5th STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 6G), issued 2024-07-24. HPD violation 17134440

311 housing complaints

0 in the last 12 months, 11 in 5 years.

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: Owner reported 0 infested units
• 2025: No bedbug filing on record for this year
• 2024: Owner reported 0 infested units
• 2023: No bedbug filing on record for this year
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

3 open DOB violations, all 3 Local Law violations issued before 2000. 5 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

64 of 65 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: 64 in 2024, 65 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: VALAR REALTY GROUP LLC. Head officer: TED C LIVANOS. Managing agent: TED C LIVANOS. This owner has 3 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Oct 15, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4015550027, HPD building ID 655751. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 90 St-Elmhurst Av (7), 4 min walk
• Elmhurst Av (M, R), 7 min walk
• 82 St-Jackson Hts (7), 8 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.