120-11 109th Avenue

120-11 109th Avenue in South Ozone Park, Queens, has 155 open HPD violations, 40 of them class C, and 9 of 36 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (41/100).

Multi-family walk-up · 36 units · Built 1942

StreetSpy grade: F (Severe, 41/100)

• 40 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 10 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 6 heat or hot water complaints to 311 in the last 12 months.
• 9 of 36 units are rent-stabilized; 33 on the 2007 tax bill.

More open violations per unit than 9 in 10 Queens buildings this size.

• Repairs: High (155 open, 40 class C), records as of Oct 24, 2026
• Heat and hot water: 6 complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
• Safety: Clear (1 open DOB violation), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

155 open violations: 40 class C (immediately hazardous), 87 class B, 28 class A. 5 issued in the last 12 months. 566 on record. Oldest open violation issued 1996-04-09. Newest violation issued 2026-04-06.

1 closed in the last 90 days. Median 117 days from issue to close for the 5 violations closed in the last 12 months.

10 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: Self-closing door not working, 1st 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 ON DOOR IN THE ENTRANCE LOCATED AT APT D2, 1st STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''E'' (apt D2), issued 2024-09-03. HPD violation 17242055
• Class C: Self-closing door not working, 1st 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 AT DOOR IN THE ENTRANCE LOCATED AT APT D2, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt D2), issued 2024-07-29. HPD violation 17145511
• Class C: Self-closing door not working (entrance). , 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 STREET ENTRANCE DOOR HINGES TO BUILDING AT SECTION C , 1st STORY, issued 2024-07-23. HPD violation 17128017
• Class C: Self-closing door not working, throughout the apartment, 1st 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 ENTIRE APARTMENT LOCATED AT APT D2, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt D2), issued 2024-07-22. HPD violation 17128010
• Class C: Broken window or sash, 2nd room from the north, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE UPPER WINDOW SASH GLASS PANE CRACKED SECOND WINDOW FROM EAST AT SOUTH IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT C1, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt C1), issued 2024-07-22. HPD violation 17128004
• Class C: No hot water, bathroom, 1st floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF HOT WATER EXCEEDING THE MAXIMUM TEMPERATURE OF 130F DEGREES IN THE BATHROOM LOCATED AT APT D2, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt D2), issued 2024-07-22. HPD violation 17128005
• Class C: Self-closing door not working, 1st 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 E3, 1st STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''E'' (apt E3), issued 2024-07-22. HPD violation 17128011
• Class C: Self-closing door not working, throughout the apartment, 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 AT APARTMENT ENTRANCE DOOR IN THE ENTIRE APARTMENT LOCATED AT APT A6, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt A6), issued 2024-05-28. HPD violation 16989984

311 housing complaints

19 in the last 12 months, 94 in 5 years. Most common: Unsanitary Condition (9), Heat/Hot Water (6), Paint/Plaster (3), Water Leak (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)

1 open DOB violation, a Local Law violation issued before 2000. 3 DOB violations 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

9 of 36 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: 9 in 2024, 33 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: BRIAN KENNEDY, LLC. Head officer: CHRISTOPHER VASILAKOS. Managing agent: DALE HUGHES LLC. This owner has 3 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Sep 26, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4096000040, HPD building ID 520015. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Ozone Park-Lefferts Blvd (A), 7 min walk
• 111 St (A), 12 min walk
• 104 St (A), 18 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 2026-10-27.