118-65 Metropolitan Avenue
118-65 Metropolitan Avenue in Kew Gardens, Queens, has 98 open HPD violations, 47 of them class C, and 53 of 55 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (24/100).
Multi-family elevator · 55 units · Built 1927
StreetSpy grade: F (Severe, 24/100)
- 47 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.
- 11 heat or hot water complaints to 311 in the last 12 months.
- 53 of 55 units are rent-stabilized; 52 on the 2007 tax bill.
More open violations per unit than 9 in 10 Queens buildings this size.
- Repairs: High (98 open, 47 class C), records as of Oct 26, 2026
- Heat and hot water: 11 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Medium (1 infested unit, 3 yr), records as of Oct 28, 2026
- Safety: Clear (No open DOB violations), records as of Oct 26, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
98 open violations: 47 class C (immediately hazardous), 34 class B, 17 class A. 34 issued in the last 12 months. 910 on record. Oldest open violation issued 2012-10-17. Newest violation issued 2026-09-16.
11 closed in the last 90 days. Median 181 days from issue to close for the 101 violations closed 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: Door, lock or intercom defect, 4th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOUSEHOLD ITEM OBSTRUCTING EGRESS TO THE SECONDARY EGRESS APARTMENT ENTRANCE DOOR IN THE 1st PRIVATE HALLWAY LOCATED AT APT 4B, 4th STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 4B), issued 2026-09-16. HPD violation 19214597
- Class C: Roaches, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4B, 4th STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 4B), issued 2026-09-16. HPD violation 19214583
- Class C: Mice, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 3JJ, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3JJ), issued 2026-09-14. HPD violation 19214606
- Class C: Roaches, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3JJ, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3JJ), issued 2026-09-14. HPD violation 19214605
- Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 1D), issued 2026-09-14. HPD violation 19214627
- Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2H, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2H), issued 2026-09-14. HPD violation 19214615
- Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2H, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 2H), issued 2026-06-11. HPD violation 18994438
- Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2H, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2H), issued 2026-04-30. HPD violation 18824750
311 housing complaints
65 in the last 12 months, 379 in 5 years. Most common: Unsanitary Condition (22), Heat/Hot Water (11), Paint/Plaster (11), Plumbing (11), Door/Window (7).
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: 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. 3 DOB violations on record. Check on DOB BIS.
Evictions and housing court
2 executed evictions in the last 3 years (3 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
53 of 55 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: 53 in 2024, 52 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: LA FRANCE LLC. Head officer: CHITTEMMA REDDY. Managing agent: MURRAY HILL MANAGEMENT. This owner has 4 buildings on record, 4 graded D or F. See the full portfolio.
Last HPD registration Jul 20, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 4033290057, HPD building ID 679735. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 121 St (J, Z), 10 min walk
- Kew Gardens-Union Tpke (E, F), 11 min walk
- Briarwood (E, F), 13 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 98 open (47 class C, 34 class B, 17 class A). 2 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 65 | −20 |
| Bedbug reports (3 yr) | 1 infested unit | −8 |
| Executed evictions (3 yr) | 2 | −3 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 0 |
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.