105-25 88th Street
105-25 88th Street in Ozone Park, Queens, has 38 open HPD violations, 19 of them class C, and 8 of 24 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (25/100).
Condo · Multi-family walk-up · 24 units · Built 1928
A condominium: each apartment has its own owner, so the landlord is an individual unit owner, and the building's record mixes many owners. Condo units are not rent-stabilized.
StreetSpy grade: F (Severe, 25/100)
- 19 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.
- 5 heat or hot water complaints to 311 in the last 12 months.
- 8 of 24 units are rent-stabilized.
- Repairs: High (38 open, 19 class C), records as of Oct 26, 2026
- Heat and hot water: 5 complaints, 12 mo, records as of Oct 25, 2026
- Pests: High (5 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)
38 open violations: 19 class C (immediately hazardous), 12 class B, 7 class A. 18 issued in the last 12 months. 79 on record. Oldest open violation issued 2012-02-24. Newest violation issued 2026-06-18.
0 closed in the last 90 days. Median 93 days from issue to close for the 2 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: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2A), issued 2026-06-18. HPD violation 19013867
- Class C: Self-closing door not working, 2nd floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2A), issued 2026-06-18. HPD violation 19013876
- 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 D4, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt D4), issued 2026-01-14. HPD violation 18568028
- Class C: Mice, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT D4, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt D4), issued 2026-01-14. HPD violation 18568026
- Class C: Lead paint hazard. - CORRECT FAILURE TO NOTIFY OCCUPANTS AND/OR TO INVESTIGATE LEAD-BASED PAINT HAZARDS. (apt 2), issued 2025-11-07. HPD violation 18359096
- Class C: Lead paint hazard. : CORRECT FAILURE TO PROVIDE TO THE DEPARTMENT WITHIN 45 DAYS OF DEMAND ALL RECORDS REQUIRED TO BE MAINTAINED BY OWNER PURSUANT TO LOCAL LAW 1 OF 2004 RELATED TO LEAD-BASED PAINT NOTICES, INSPECTIONS AND REMEDIATION/ABATEMENT ACTIVITIES. (apt 2), issued 2025-11-07. HPD violation 18359095
- Class C: No heat / heating defect, 1st room from the east, 4th floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE 1st ROOM FROM EAST LOCATED AT APT D3, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt D3), issued 2022-12-27. HPD violation 15628175
- Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT CELLAR, issued 2022-12-27. HPD violation 15628176
311 housing complaints
19 in the last 12 months, 41 in 5 years. Most common: Unsanitary Condition (7), Heat/Hot Water (5), Paint/Plaster (5), Plumbing (1), Water Leak (1).
Bedbugs
The owner reported 5 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: Owner reported 1 infested, 1 treated, 0 re-infested
- 2025: Owner reported 1 infested, 0 treated, 0 re-infested
- 2024: Owner reported 2 infested, 2 treated, 0 re-infested
- 2023: Owner reported 1 infested, 1 treated, 0 re-infested
- 2022: Owner reported 1 infested, 1 treated, 0 re-infested
- 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 (2 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
8 of 24 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: STERLING MANOR CONDOMINIUM. Head officer: JAMES DEMETRIOU. Managing agent: FIRST MANAGEMENT CORP. See the full portfolio.
Last HPD registration Sep 25, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 4091537501, HPD building ID 496141. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 88 St (A), 2 min walk
- Rockaway Blvd (A), 7 min walk
- 80 St (A), 9 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 38 open (19 class C, 12 class B, 7 class A). 2 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 19 | −20 |
| Bedbug reports (3 yr) | 5 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.