63-54 Forest Avenue
63-54 Forest Avenue in Ridgewood, Queens, has 88 open HPD violations, 4 of them class C, and 6 of 6 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (55/100).
Mixed residential & commercial · 6 units · Built 1920
StreetSpy grade: D (Poor, 55/100)
- 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 4 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- No housing 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 (88 open, 4 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 (No open DOB violations), records as of Oct 26, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
88 open violations: 4 class C (immediately hazardous), 60 class B, 24 class A. 0 issued in the last 12 months. 99 on record. Oldest open violation issued 2006-11-14. Newest violation issued 2021-04-15. No new HPD violation has been issued here since 2021. Most of the open count is older violations that were never closed.
HPD recorded no violation closed here in the last 12 months.
4 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: Lead paint hazard, bathroom, 2nd 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) EAST WALL, WEST WALL IN THE BATHROOM LOCATED AT APT 2R, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2R), issued 2016-02-03. HPD violation 11098638
- Class C: Damaged plaster or paint, ceiling. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE ... FIRERETARDED MATERIAL AT CEILING AT BASEMENT, issued 2013-01-08. HPD violation 9689260
- Class C: Damaged plaster or paint, north wall. REPAIR THE BROKEN OR DEFECTIVE CONNECTION ...AT WASTE PIPE AT NORTH WALL AT BASEMENT, issued 2013-01-02. HPD violation 9689241
- Class C: Lead paint hazard, kitchen, 2nd 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) NORTH WALL, EAST WALL, WEST WALL IN THE KITCHEN LOCATED AT APT 2R, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2R), issued 2012-05-15. HPD violation 9435907
- Class B: Mold, north wall, kitchen, 1st floor. HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT NORTH WALL (BEHIND WALL CABINET) IN THE KITCHEN LOCATED AT APT 1L, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1L), issued 2018-05-01. HPD violation 12360134
- Class B: Damaged plaster or paint, kitchen, 1st floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WALL CABINET IN THE KITCHEN LOCATED AT APT 1L, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1L), issued 2018-05-01. HPD violation 12360099
- Class B: Mice, throughout the apartment, 1st floor. ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1L, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1L), issued 2018-05-01. HPD violation 12360129
- Class B: Mice, throughout the apartment, 1st floor. ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1L, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1L), issued 2018-03-05. HPD violation 12267832
311 housing complaints
0 in the last 12 months, 0 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: No bedbug filing on record for this year
- 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. 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
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).
Owner and management
Owner: FRANESCA MILAZZO. Managing agent: FRANCESCA MILAZZO. See the full portfolio.
Last HPD registration Aug 4, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 4033730046, HPD building ID 655485. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Forest Av (M), 7 min walk
- Seneca Av (M), 10 min walk
- Fresh Pond Rd (M), 10 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 88 open (4 class C, 60 class B, 24 class A). 4 rent-impairing | −45 |
| 311 housing complaints (12 mo) | None | 0 |
| 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.