60-98 70th Avenue

60-98 70th Avenue in Ridgewood, Queens, has 21 open HPD violations, 4 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: F (36/100).

Mixed residential & commercial · 6 units · Built 1909

StreetSpy grade: F (Severe, 36/100)

• 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 1 eviction carried out by marshals in the last 3 years.
• The owner's bedbug filings report no infested units in the last 3 years.
• No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.

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

• Repairs: High (21 open, 4 class C), records as of Oct 26, 2026
• Heat and hot water: 1 complaint, 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

How the grade works

Housing code violations (HPD)

21 open violations: 4 class C (immediately hazardous), 16 class B, 1 class A. 3 issued in the last 12 months. 38 on record. Oldest open violation issued 2002-05-21. Newest violation issued 2026-02-06.

0 closed in the last 90 days. Median 102 days from issue to close for the 2 violations closed in the last 12 months.

• Class C: Leak or water damage, kitchen, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF CONCEALED WATER LEAK CEILING IN THE KITCHEN LOCATED AT APT 1A, 2nd STORY, APARTMENT AT NORTH (apt 1A), issued 2009-03-09. HPD violation 7758430
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM 1ST STORY PUBLIC HALL, issued 2008-01-28. HPD violation 7119178
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM AT OR NEAR MAILBOXES 1 STORY PUBLIC HALL, issued 2008-01-08. HPD violation 7087081
• Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT CELLAR., issued 2008-01-08. HPD violation 7087082
• Class B: Door, lock or intercom defect (hallway). HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LATCH SET AT FIRE DOOR TO BASEMENT AT PUBLIC HALL, 1st STORY, issued 2026-02-06. HPD violation 18620527
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 2nd floor. SECTION 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 2nd STORY, APARTMENT AT NORTH (apt 1A), issued 2009-03-09. HPD violation 7758432
• Class B: Damaged plaster or paint, kitchen, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE KITCHEN LOCATED AT APT 1A, 2nd STORY, APARTMENT AT NORTH (apt 1A), issued 2009-03-09. HPD violation 7758431
• Class B: Door, lock or intercom defect (hallway). PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOCKING DEVICE AT ENTRANCE DOOR AT PUBLIC HALL, 1st STORY, issued 2009-03-09. HPD violation 7758433

311 housing complaints

2 in the last 12 months, 2 in 5 years. Most common: Heat/Hot Water (1), Plumbing (1).

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. 3 DOB violations on record. Check on DOB BIS.

Evictions and housing court

1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

No rent-stabilized units on the tax bill.

Owner and management

Owner: RYDM Management. Head officer: rafiollah Setareh. Managing agent: Rafiollah Setareh. See the full portfolio.

Last HPD registration Jul 14, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 4035370022, HPD building ID 465254. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Fresh Pond Rd (M), 5 min walk
• Forest Av (M), 9 min walk
• Seneca Av (M), 13 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.