81 Visitation Place
81 Visitation Place in Carroll Gardens, Brooklyn, has 210 open HPD violations, 22 of them class C, and 20 of 12 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (35/100).
Multi-family walk-up · 12 units · Built 1973
StreetSpy grade: F (Severe, 35/100)
- 22 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.
- 30 housing complaints to 311 in the last 12 months.
- 20 of 12 units are rent-stabilized.
More open violations per unit than 9 in 10 Brooklyn buildings this size.
- Repairs: High (210 open, 22 class C), records as of Oct 24, 2026
- Heat and hot water: 1 complaint, 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
Housing code violations (HPD)
210 open violations: 22 class C (immediately hazardous), 162 class B, 25 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 31 issued in the last 12 months. 281 on record. Oldest open violation issued 2016-04-22. Newest violation issued 2026-09-25.
0 closed in the last 90 days. Median 120 days from issue to close for the 1 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: Plumbing defect, bathroom, 1st floor. ADMIN. CODE: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAIN ENAMEL GLAZE AT BATHTUB IN THE 2nd BATHROOM FROM EAST LOCATED AT APT 83A, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 83A), issued 2025-11-24. HPD violation 18424738
- Class C: No hot water, throughout the apartment, 1st floor. ADMIN. CODE: PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 83A, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 83A), issued 2025-11-24. HPD violation 18424731
- Class C: Floor or stair defect, kitchen, 2nd floor. ADMIN. CODE: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE KITCHEN LOCATED AT APT B, 2nd STORY, 8th APARTMENT FROM WEST AT NORTH (apt B), issued 2025-05-01. HPD violation 17862370
- Class C: No hot water, throughout the apartment, 2nd floor. ADMIN. CODE: PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 87B, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 87B), issued 2024-12-23. HPD violation 17571341
- Class C: Damaged plaster or paint, east wall, 1st floor. ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT EAST WALL AND CEILING AT MID LEVEL DUPLEX UNIT IN THE PRIVATE HALLWAY LOCATED AT APT 85A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 85A), issued 2023-08-07. HPD violation 16133413
- Class C: Mold, south wall, kitchen, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX. 15 SQ. FT. AT SOUTH WALL, 10 SQ. FT. AT WEST WALL, AND 5 SQ. FT. AT CEILING AT LOWER LEVEL DUPLEX UNIT IN THE KITCHEN LOCATED AT APT 85A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 85A), issued 2023-08-07. HPD violation 16133409
- Class C: Damaged plaster or paint, north wall, bathroom, 1st floor. ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT NORTH WALL, WEST WALL, AND CEILING AT MID LEVEL DUPLEX UNIT IN THE BATHROOM LOCATED AT APT 85A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 85A), issued 2023-08-07. HPD violation 16133410
- Class C: Damaged plaster or paint, south wall, kitchen, 1st floor. ADMIN. CODE: REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN UNIFORM COLOR AT SOUTH WALL, WEST WALL AND CEILING AT LOWER LEVEL DUPLEX UNIT IN THE KITCHEN LOCATED AT APT 85A, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 85A), issued 2023-08-07. HPD violation 16133411
311 housing complaints
30 in the last 12 months, 90 in 5 years. Most common: Plumbing (10), Unsanitary Condition (8), Door/Window (5), Paint/Plaster (5), Heat/Hot Water (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: No bedbug filing on record for this year
- 2023: Owner reported 0 infested units
- 2022: No bedbug filing on record for this year
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
1 open DOB violation. 1 DOB violation 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
20 of 12 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: 20 in 2024, 20 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: Red Hook Gardens, LP. Head officer: BEN FULLERGOOGINS. Managing agent: CONCORD MANAGEMENT OF NY LLC. This owner has 11 buildings on record, 11 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 3005310018, HPD building ID 814541. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Carroll St (F, G), 16 min walk
- Smith-9 Sts (F, G), 16 min walk
- Bergen St (F, G), 22 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 210 open (22 class C, 162 class B, 25 class A, 1 class I). 1 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 30 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 1 open DOB violation | 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 2026-10-27.