148-25 88th Avenue
148-25 88th Avenue in Jamaica, Queens, has 119 open HPD violations, 60 of them class C, and 76 of 78 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (37/100).
Multi-family elevator · 78 units · Built 1927
StreetSpy grade: F (Severe, 37/100)
- 60 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 7 heat or hot water complaints to 311 in the last 12 months.
- 76 of 78 units are rent-stabilized; 77 on the 2007 tax bill.
More open violations per unit than 9 in 10 Queens buildings this size.
- Repairs: High (119 open, 60 class C), records as of Oct 26, 2026
- Heat and hot water: 7 complaints, 12 mo, records as of Oct 25, 2026
- Pests: High (3 infested units, 3 yr, re-infested), 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)
119 open violations: 60 class C (immediately hazardous), 51 class B, 8 class A. 45 issued in the last 12 months. 484 on record. Oldest open violation issued 1997-01-21. Newest violation issued 2026-07-06.
26 closed in the last 90 days. Median 100 days from issue to close for the 28 violations closed in the last 12 months.
1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.
- Class C: Mold, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQFT AT ALL WALLS AND CEILING IN THE BATHROOM LOCATED AT APT 2A, 1st STORY, 4th APARTMENT FROM NORTH AT EAST ORIGINAL VIOLATION 18559213 ISSUED 08-JAN-26 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b). (apt 2A), issued 2026-07-06. HPD violation 19056068
- Class C: Self-closing door not working, 5th 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 AND LATCH IN THE ENTRANCE LOCATED AT APT 11E, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 11E), issued 2026-06-10. HPD violation 18991990
- Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 1st STORY, 4th APARTMENT FROM NORTH AT EAST (apt 2A), issued 2026-01-09. HPD violation 18559206
- Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 1st STORY, 4th APARTMENT FROM NORTH AT EAST (apt 2A), issued 2026-01-09. HPD violation 18559207
- Class C: Self-closing door not working (hallway). , 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING THE CARDBOARD CUTOUTS WEDGED AT FIRE DOORS AT ALL STORY'S AT PUBLIC HALL, issued 2026-01-02. HPD violation 18544839
- Class C: No heat / heating defect, 1st room from the east, 2nd floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE 1st ROOM FROM EAST LOCATED AT APT 7B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 7B), issued 2023-12-22. HPD violation 16535946
- Class C: Lead paint hazard, 1st window frame from the east, south wall, 1st room from the east, 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) 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 7B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION AT NORTH (apt 7B), issued 2023-12-21. HPD violation 16539147
- Class C: Lead paint hazard, 3rd room from the east, 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 IN THE 3rd ROOM FROM EAST LOCATED AT APT 7B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION AT NORTH (apt 7B), issued 2023-12-21. HPD violation 16539149
311 housing complaints
8 in the last 12 months, 56 in 5 years. Most common: Heat/Hot Water (7), Plumbing (1).
Bedbugs
The owner reported 3 infested units in the last 3 years, including re-infestations. 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 1 infested, 1 treated, 0 re-infested
- 2024: Owner reported 2 infested, 2 treated, 1 re-infested
- 2023: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: Owner reported 1 infested, 1 treated, 0 re-infested
Buildings department (DOB)
No open DOB violations. 2 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
76 of 78 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: 76 in 2024, 77 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: AMBASSADOR APTS INC. Head officer: SAL RADONCIC. Managing agent: FRIEDMAN MGMT CORP. This owner has 32 buildings on record, 16 graded D or F. See the full portfolio.
Last HPD registration Aug 24, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 4096940052, HPD building ID 495269. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Sutphin Blvd (F), 4 min walk
- Parsons Blvd (F), 5 min walk
- Sutphin Blvd-Archer Av-JFK Airport (E, J, Z), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 119 open (60 class C, 51 class B, 8 class A). 1 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 8 | −8 |
| Bedbug reports (3 yr) | 3 infested units, re-infested | −12 |
| Executed evictions (3 yr) | 1 | −3 |
| 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.