13-22 Sage Street

13-22 Sage Street in Far Rockaway, Queens, has 20 open HPD violations, 3 of them class C, and 6 of 6 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (55/100).

Multi-family walk-up · 6 units · Built 1931

StreetSpy grade: D (Poor, 55/100)

• 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The owner has 2 buildings on record; 1 graded D or F.
• 6 of 6 units are rent-stabilized.

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

• Repairs: High (20 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: 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: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

20 open violations: 3 class C (immediately hazardous), 16 class B, 1 class A. 1 issued in the last 12 months. 21 on record. Oldest open violation issued 2009-08-25. Newest violation issued 2026-05-07.

0 closed in the last 90 days. Median 14 days from issue to close for the 1 violations closed in the last 12 months.

3 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: Mold, 1st room from the east, 3rd floor. SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT NORTH AND EAST WALLS IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214402
• Class C: Mold, bathroom, 3rd floor. SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT EAST,NORTH,SOUTH, AND WEST WALLS IN THE BATHROOM LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214394
• Class C: Damaged plaster or paint, bedroom, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING ER-1 IN THE 1st BEDROOM FROM NORTH AT WEST LOCATED AT APT 6, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 6), issued 2011-05-23. HPD violation 8950782
• Class B: Damaged plaster or paint, 2nd room from the north, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND SOUTH WALL IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214405
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. SECTION 27-2046.1, 2046.2 HMC: PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES. IN THE ENTIRE APARTMENT LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214407
• Class B: Leak or water damage, 2nd room from the north, 3rd floor. REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILING IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214404
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. REPAIR OR REPLACE THE SMOKE DETECTOR INOPERATIVE IN THE ENTIRE APARTMENT LOCATED AT APT 6, 3rd STORY, APARTMENT AT EAST (apt 6), issued 2014-04-23. HPD violation 10214409
• Class B: Items blocking a hallway or exit (hallway). SECTION 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF HOUSEHOLD ITEMS AT 1ST AND 3RD STORIES AT PUBLIC HALL, issued 2014-04-23. HPD violation 10214423

311 housing complaints

0 in the last 12 months, 0 in 5 years.

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: No bedbug filing on record for this year
• 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. 0 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

6 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: 6 in 2024, 6 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: PRO BUILDING MANAGMENT LLC. Head officer: GIUSEPPE MUSACCHIA. Managing agent: PRO BUILDING MANAGEMENT LLC. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Sep 2, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4155050021, HPD building ID 693350. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Far Rockaway-Mott Av (A), 13 min walk
• Beach 25 St (A), 21 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.