86-34th Street James Avenue

86-34th Street James Avenue in Elmhurst, Queens, has 30 open HPD violations, 12 of them class C, and 14 of 17 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (46/100).

Multi-family walk-up · 17 units · Built 1931

StreetSpy grade: F (Severe, 46/100)

• 12 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 7 heat or hot water complaints to 311 in the last 12 months.
• The head officer on this registration is named on 27 buildings' registrations; 27 graded D or F.
• 14 of 17 units are rent-stabilized; 15 on the 2007 tax bill.

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

• Repairs: High (30 open, 12 class C), records as of Oct 24, 2026
• Heat and hot water: 7 complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 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)

30 open violations: 12 class C (immediately hazardous), 16 class B, 2 class A. 8 issued in the last 12 months. 87 on record. Oldest open violation issued 1996-06-11. Newest violation issued 2025-11-13.

0 closed in the last 90 days. Median 77 days from issue to close for the 7 violations closed in the last 12 months.

• Class C: Lead paint hazard, 2nd room from the north, 3rd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) CEILING IN THE 2nd ROOM FROM NORTH LOCATED AT APT D23, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt D23), issued 2025-11-13. HPD violation 18372356
• Class C: Floor or stair defect (hallway). PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC TILES FLOOR AT PUBLIC HALL, 3rd STORY, issued 2024-01-31. HPD violation 16634059
• Class C: Self-closing door not working, throughout the apartment, 3rd floor. , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE ENTRANCE IN THE ENTIRE APARTMENT LOCATED AT APT D22, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt D22), issued 2021-07-19. HPD violation 14411430
• Class C: Broken window or sash, 1st room from the north, 3rd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE COUNTER BALANCE OF LOWER SASH OF EAST WINDOW IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT D22, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt D22), issued 2021-07-19. HPD violation 14411431
• Class C: Lead paint hazard, 1st radiator from the south, west wall, 2nd room from the north, 3rd 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 RADIATOR FROM SOUTH AT WEST WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT D21, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt D21), issued 2005-03-08. HPD violation 5389425
• Class C: Lead paint hazard, 1st door from the north, east wall, foyer, 3rd 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 FROM NORTH AT EAST WALL IN THE FOYER LOCATED AT APT D21, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt D21), issued 2005-01-19. HPD violation 5296870
• Class C: Damaged plaster or paint, private hall. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WEST WALL PRIVATE HALL CLOSET AT 3 STY APT D32 ER1. , SECTION '' '' (apt D32), issued 2003-09-24. HPD violation 315060
• Class C: Lead paint hazard. REMOVE OR COVER IN A MANNER APPROVED BY THE DEPARTMENT THE PEELING LEAD PAINT AND OR PLASTER CEILING OF SOUTH ROOM OF 1 STY NORTHEAST APT 1D MRS SINGH. , SECTION '' '' (apt 1D), issued 1996-06-11. HPD violation 315090

311 housing complaints

7 in the last 12 months, 43 in 5 years. Most common: Heat/Hot Water (7).

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

Buildings department (DOB)

No open DOB violations. 1 DOB violation 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

14 of 17 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: 14 in 2024, 15 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: GITTEL REALTY ASSOCIATES, L.P. Head officer: RONALD J SWARTZ. Managing agent: GERMAN CACERES. This owner has 27 buildings on record, 27 graded D or F. See the full portfolio.

Last HPD registration Sep 26, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4015820023, HPD building ID 696677. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Grand Av-Newtown (M, R), 5 min walk
• Elmhurst Av (M, R), 6 min walk
• 90 St-Elmhurst Av (7), 11 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.