3111 Willow Lane
3111 Willow Lane in Pelham Bay, Bronx, has 20 open HPD violations, 7 of them class C, and 23 of 23 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (60/100).
Multi-family walk-up · 23 units · Built 1964
StreetSpy grade: D (Poor, 60/100)
- 7 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.
- The owner has 2 buildings on record; 1 graded D or F.
- 23 of 23 units are rent-stabilized.
More open violations per unit than 5 in 10 Bronx buildings this size.
- Repairs: High (20 open, 7 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: Expired Sep 1, 2025, records as of Oct 3, 2026
Housing code violations (HPD)
20 open violations: 7 class C (immediately hazardous), 10 class B, 3 class A. 1 issued in the last 12 months. 102 on record. Oldest open violation issued 2018-09-17. Newest violation issued 2026-04-30.
2 closed in the last 90 days. Median 107 days from issue to close for the 12 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: Self-closing door not working, door on the north wall. , 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 AT FIRE DOOR AT NORTH WALL LEADING TO STAIRS AT PUBLIC HALL, 1st STORY, issued 2025-07-14. HPD violation 18085329
- 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 AT EXIT DOOR AT PUBLIC HALL STAIRS, 2nd STORY. HPD violation 19318289
- 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 EXIT DOOR AT PUBLIC HALL STAIRS, 3rd STORY. HPD violation 19318291
- Class C: Door, lock or intercom defect (hallway). HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOCK AND ASSEMBLY AT EXIT DOOR AT PUBLIC HALL STAIRS, 2nd STORY. HPD violation 19318290
- 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 AT EXIT DOOR AT PUBLIC HALL STAIRS, 1st STORY. HPD violation 19318287
- Class C: Door, lock or intercom defect (hallway). HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOCK AND ASSEMBLY AT EXIT DOOR AT PUBLIC HALL STAIRS, 1st STORY. HPD violation 19318288
- Class C: Door, lock or intercom defect (hallway). HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOCK AND ASSEMBLY AT EXIT DOOR AT PUBLIC HALL STAIRS, 3rd STORY. HPD violation 19318292
- Class B: Missing or broken smoke / CO detector, 1st floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). (MISSING) LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1A), issued 2021-03-04. HPD violation 14050629
311 housing complaints
3 in the last 12 months, 15 in 5 years. Most common: Unsanitary Condition (2), Plumbing (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: No bedbug filing on record for this year
- 2022: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
No open DOB violations. 1 DOB violation on record. Check on DOB BIS.
Evictions and housing court
0 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
23 of 23 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: 23 in 2024, 23 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: WILLOW PROPERTIES LLC. Head officer: PETER LOTAJ. Managing agent: PETER LOTAJ. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.
Last HPD registration Sep 5, 2024. HPD registration expired Sep 1, 2025 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.
Tax lot and city IDs
BBL 2041990032, HPD building ID 125099. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Buhre Av (6), 5 min walk
- Pelham Bay Park (6), 5 min walk
- Middletown Rd (6), 10 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 20 open (7 class C, 10 class B, 3 class A). 1 rent-impairing | −32 |
| 311 housing complaints (12 mo) | 3 | −8 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| 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.