6-31 Beach 9th Street

6-31 Beach 9th Street in Far Rockaway, Queens, has 25 open HPD violations, 2 of them class C, and 65 of 68 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (71/100).

Multi-family elevator · 68 units · Built 1957

StreetSpy grade: C (Fair, 71/100)

• 2 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 6 heat or hot water complaints to 311 in the last 12 months.
• 2 evictions carried out by marshals in the last 3 years.
• 65 of 68 units are rent-stabilized; 68 on the 2007 tax bill.

More open violations per unit than 7 in 10 Queens buildings this size.

• Repairs: Medium (25 open, 2 class C), records as of Oct 26, 2026
• Heat and hot water: 6 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)

25 open violations: 2 class C (immediately hazardous), 12 class B, 11 class A. 2 issued in the last 12 months. 128 on record. Oldest open violation issued 2018-04-02. Newest violation issued 2025-12-17.

0 closed in the last 90 days. Median 102 days from issue to close for the 2 violations closed in the last 12 months.

• Class C: Roaches, throughout the apartment. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1F, 2nd APARTMENT FROM NORTH AT EAST (apt 1F). HPD violation 19300528
• Class C: Self-closing door not working (hallway). , 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 LATCH SET AT FIRE DOOR LABELED STAIR Y (LABELED 7TH FLOOR) AT PUBLIC HALL, 6th STORY. HPD violation 19314348
• Class B: Damaged plaster or paint, ceiling, 4th room from the east, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND EAST WALL IN THE 4th ROOM FROM EAST LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4E), issued 2024-03-18. HPD violation 16751561
• Class B: Mold, ceiling, 1st room from the east, 4th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT CEILING AND EAST WALL APPROXIMATELY 12 SQUARE FEET IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4E), issued 2024-03-18. HPD violation 16751557
• Class B: Damaged plaster or paint, ceiling, 1st room from the east, 4th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND EAST WALL IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4E), issued 2024-03-18. HPD violation 16751558
• Class B: Leak or water damage, ceiling, 1st room from the east, 4th floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AND EAST WALL IN THE 1st ROOM FROM EAST AT NORTH LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4E), issued 2024-03-18. HPD violation 16751559
• Class B: Leak or water damage, ceiling, 4th room from the east, 4th floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AND EAST WALL IN THE 4th ROOM FROM EAST LOCATED AT APT 4E, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4E), issued 2024-03-18. HPD violation 16751562
• Class B: Damaged plaster or paint, bedroom, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE 1st BEDROOM FROM EAST AT SOUTH LOCATED AT APT 7F, 6th STORY, 3rd APARTMENT FROM NORTH AT EAST (apt 7F), issued 2018-04-02. HPD violation 12313598

311 housing complaints

10 in the last 12 months, 27 in 5 years. Most common: Heat/Hot Water (6), Plumbing (4).

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: Owner reported 0 infested units
• 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 1 infested, 1 treated, 0 re-infested

Buildings department (DOB)

No open DOB violations. 1 DOB violation on record. Check on DOB BIS.

Evictions and housing court

2 executed evictions in the last 3 years (6 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

65 of 68 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: 65 in 2024, 68 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: FIVE COUSINS BEACH 9TH LLC. Head officer: MORTON FRUCHT. Managing agent: JOSEPH FRUCHT. This owner has 3 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Jun 27, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 4155840004, HPD building ID 631321. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Far Rockaway-Mott Av (A), 11 min walk
• Beach 25 St (A), 16 min walk
• Beach 36 St (A), 25 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.