78-11 Kew Forest Lane
78-11 Kew Forest Lane in Forest Hills, Queens, has 2 open HPD violations, and 36 of 48 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: B (88/100).
Multi-family walk-up · 48 units · Built 1920
StreetSpy grade: B (Good, 88/100)
- 2 open housing violations, none in the most serious class.
- 8 heat or hot water complaints to 311 in the last 12 months.
- The head officer on this registration is named on 9 buildings' registrations; 1 graded D or F.
- 36 of 48 units are rent-stabilized; 40 on the 2007 tax bill.
Fewer open violations per unit than 6 in 10 Queens buildings this size.
- Repairs: Low (2 open), records as of Oct 26, 2026
- Heat and hot water: 8 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (Owner reported none, 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)
2 open violations: 0 class C (immediately hazardous), 2 class B, 0 class A. 1 issued in the last 12 months. 34 on record. Newest violation issued 2026-05-13.
1 closed in the last 90 days. Median 161 days from issue to close for the 1 violations closed in the last 12 months.
- Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF AIR CONDITIONER UNIT PROTRUDING BEYOND WINDOW SILL AT 2ND STORY BALCONY AT SOUTH STACK AT BUILDING FRONT AT FIRE ESCAPE. HPD violation 19270383
- Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF AIR CONDITIONER UNIT PROTRUDING BEYOND WINDOW SILL AT 3RD STORY BALCONY AT NORTH STACK AT BUILDING FRONT AT FIRE ESCAPE. HPD violation 19270384
311 housing complaints
8 in the last 12 months, 28 in 5 years. Most common: Heat/Hot Water (8).
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: No bedbug filing on record for this year
- 2025: Owner reported 0 infested units
- 2024: Owner reported 0 infested units
- 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. 0 DOB violations on record. Check on DOB BIS.
Evictions and housing court
0 executed evictions in the last 3 years (3 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
36 of 48 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: 36 in 2024, 40 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 7811 REALTY LLC. Head officer: THEMISTOKLES G THEODOSOPOULOS. Managing agent: THEO MANAGEMENT CORP. This owner has 9 buildings on record, 1 graded D or F. See the full portfolio.
Last HPD registration Jun 11, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 4033470054, HPD building ID 671035. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Kew Gardens-Union Tpke (E, F), 2 min walk
- 75 Av (E, F), 7 min walk
- Briarwood (E, F), 14 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 2 open (2 class B) | −4 |
| 311 housing complaints (12 mo) | 8 | −8 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| 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.