1654 Putnam Avenue
1654 Putnam Avenue in Ridgewood, Queens, has 6 open HPD violations, 3 of them class C, and 1 of 6 units is rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (30/100).
Multi-family walk-up · 6 units · Built 1931
StreetSpy grade: F (Severe, 30/100)
- 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- The owner's bedbug filings report 8 infested units over the last 3 years.
- The head officer on this registration is named on 7 buildings' registrations; 4 graded D or F.
- 1 of 6 units are rent-stabilized; 4 on the 2007 tax bill.
More open violations per unit than 7 in 10 Queens buildings this size.
- Repairs: High (6 open, 3 class C), records as of Oct 26, 2026
- Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
- Pests: High (8 infested units, 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)
6 open violations: 3 class C (immediately hazardous), 3 class B, 0 class A. 4 issued in the last 12 months. 131 on record. Oldest open violation issued 2018-10-22. Newest violation issued 2026-09-28.
0 closed in the last 90 days. Median 123 days from issue to close for the 4 violations closed in the last 12 months.
- Class C: Damaged plaster or paint, ceiling, bathroom, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE BATHROOM LOCATED AT APT 1R, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1R), issued 2026-09-28. HPD violation 19251695
- 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 3L, 3rd STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3L), issued 2024-09-27. HPD violation 17302149
- 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 MISSING AT PUBLIC HALL, 1st STORY, issued 2024-09-27. HPD violation 17302159
- Class B: Leak or water damage, ceiling, bathroom, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATED AT APT 1R, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1R), issued 2026-09-28. HPD violation 19251694
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 3L, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3L), issued 2024-09-20. HPD violation 17282731
- Class B: Mold, east wall, 2nd room from the north, 1st floor. HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AND MILDEW, APPROX. 2 SQ.FT. AT EAST WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 1R, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2018-10-22. HPD violation 12680767
311 housing complaints
5 in the last 12 months, 14 in 5 years. Most common: Water Leak (3), Paint/Plaster (1), Unsanitary Condition (1).
Bedbugs
The owner reported 8 infested units 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 0 infested units
- 2024: Owner reported 8 infested, 8 treated, 0 re-infested
- 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
1 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).
Rent-stabilized units on city tax bills: 1 in 2024, 4 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 1654 PUTNAM AVENUE, LLC. Head officer: ALEX LUDLUM. Managing agent: CHOICE NEW YORK MANAGEMENT. This owner has 7 buildings on record, 4 graded D or F. See the full portfolio.
Last HPD registration Oct 8, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 4035460037, HPD building ID 689558. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Myrtle-Wyckoff Avs (L), 5 min walk
- Seneca Av (M), 5 min walk
- Myrtle-Wyckoff Avs (M), 5 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 6 open (3 class C, 3 class B) | −35 |
| 311 housing complaints (12 mo) | 5 | −20 |
| Bedbug reports (3 yr) | 8 infested units | −15 |
| 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.