2695 Briggs Avenue

2695 Briggs Avenue in Bedford Park, Bronx, has 95 open HPD violations, 24 of them class C, and 48 of 49 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (49/100).

Multi-family elevator · 49 units · Built 1928

StreetSpy grade: F (Severe, 49/100)

• 24 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 2 evictions carried out by marshals in the last 3 years.
• 48 of 49 units are rent-stabilized.

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

• Repairs: High (95 open, 24 class C), records as of Oct 24, 2026
• Heat and hot water: No 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)

95 open violations: 24 class C (immediately hazardous), 57 class B, 14 class A. 58 issued in the last 12 months. 249 on record. Oldest open violation issued 2014-01-27. Newest violation issued 2026-07-31.

1 closed in the last 90 days. Median 126 days from issue to close for the 45 violations closed in the last 12 months.

6 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 (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 HINGES AT BULKHEAD ROOF DOOR AT 1st PUBLIC HALL BULKHEAD FROM NORTH, 6th STORY, issued 2026-07-13. HPD violation 19065213
• Class C: Mold, ceiling, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... MORE THAN 25.SQ FEET AT CEILING,EAST AND NORTH WALLS IN THE BATHROOM LOCATED AT APT A5, 1st STORY, 3rd APARTMENT FROM NORTH AT EAST (apt A5), issued 2026-03-31. HPD violation 18754918
• 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 A5, 1st STORY, 3rd APARTMENT FROM NORTH AT EAST (apt A5), issued 2026-03-31. HPD violation 18754929
• Class C: Damaged plaster or paint, 1st window from the east, south wall, 1st room from the east, 5th floor. REPLACE WITH NEW THE MISSING LOWER SASH AT 1ST WINDOW FROM EAST AT SOUTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT E7, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION AT SOUTH (apt E7), issued 2026-03-24. HPD violation 18739036
• Class C: Plumbing defect, bathroom, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPOUT AT SHOWER BODY AT BATHTUB IN THE BATHROOM LOCATED AT APT D3, 4th STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT NORTH (apt D3), issued 2026-03-24. HPD violation 18732985
• Class C: Plumbing defect, bathroom, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE VANITY UNDER WSH BASIN IN THE BATHROOM LOCATED AT APT D3, 4th STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT NORTH (apt D3), issued 2026-03-24. HPD violation 18732989
• Class C: Fire escape defect, 1st room from the east, 4th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF A KEY OPERATED LOCK INSTALLED AT DOOR LEADING TO FIRE ESCAPE IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT D3, 4th STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION AT NORTH (apt D3), issued 2026-03-24. HPD violation 18732999
• Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT E5, 5th STORY, 2nd APARTMENT FROM NORTH AT EAST , SECTION ''SOUTH'' (apt E5), issued 2026-02-02. HPD violation 18607020

311 housing complaints

2 in the last 12 months, 52 in 5 years. Most common: Unsanitary Condition (2).

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: No bedbug filing on record for this year

Buildings department (DOB)

1 open DOB violation. 3 DOB violations 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

48 of 49 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: 48 in 2024, 48 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 2695 BRIGGS LLC. Head officer: JOSEPH PISTILLI. Managing agent: PHOENIX MANAGEMENT 23 LLC. This owner has 18 buildings on record, 17 graded D or F. See the full portfolio.

Last HPD registration Oct 17, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 2033000059, HPD building ID 51280. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Kingsbridge Rd (B, D), 2 min walk
• Kingsbridge Rd (4), 6 min walk
• Fordham Rd (B, D), 9 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.