1013 Putnam Avenue
1013 Putnam Avenue in Bed-Stuy, Brooklyn, has 6 open HPD violations, 1 of them class C, and 8 of 8 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (53/100).
Multi-family walk-up · 8 units · Built 2012
StreetSpy grade: D (Poor, 53/100)
- 1 immediately hazardous violation open (the class that covers no heat, pests, lead paint and similar).
- 7 heat or hot water complaints to 311 in the last 12 months.
- The head officer on this registration is named on 10 buildings' registrations; 8 graded D or F.
- 8 of 8 units are rent-stabilized.
More open violations per unit than 5 in 10 Brooklyn buildings this size.
- Repairs: Medium (6 open, 1 class C), records as of Oct 26, 2026
- Heat and hot water: 7 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
Housing code violations (HPD)
6 open violations: 1 class C (immediately hazardous), 3 class B, 2 class A. 6 issued in the last 12 months. 27 on record. Oldest open violation issued 2025-05-23. Newest violation issued 2026-08-10.
0 closed in the last 90 days. Median 178 days from issue to close for the 3 violations closed in the last 12 months.
- Class C: Broken window or sash, 1st window from the west, 1st room from the north, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE COUNTERBALANCE AT LOWER SASH AT 1ST WINDOW FROM WEST AT NORTH IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 4A LOWER LEVEL, 4th STORY (apt 4A), issued 2025-05-23. HPD violation 17919390
- Class B: Broken window or sash, 1st room from the north, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE 1ST LOWER SASH SPRING BALANCE WINDOW FROM WEST AT NORTH IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4A), issued 2026-08-10. HPD violation 19124199
- Class B: Plumbing defect, bathroom, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAIN CERAMIC REGLAZE FINISH AT BATHTUB IN THE BATHROOM LOCATED AT APT 4A LOWER LEVEL, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4A), issued 2026-08-10. HPD violation 19124207
- Class B: Damaged plaster or paint, east wall, bathroom, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION UNIT AT EAST WALL IN THE BATHROOM LOCATED AT APT 4A UPPER LEVEL, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4A), issued 2026-08-10. HPD violation 19124216
- Class A: Damaged plaster or paint, door on the north wall, kitchen, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE BASE CABINET DOOR AT NORTH WALL IN THE KITCHEN LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4A), issued 2026-08-10. HPD violation 19124204
- Class A: Plumbing defect, bathroom, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE PORCELAIN CERAMIC REGLAZE FINISH AT BATHTUB IN THE BATHROOM LOCATED AT APT 4A UPPER LEVEL, 4th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 4A), issued 2026-08-10. HPD violation 19124220
311 housing complaints
8 in the last 12 months, 16 in 5 years. Most common: Heat/Hot Water (7), Unsanitary Condition (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: No bedbug filing on record for this year
- 2024: No bedbug filing on record for this year
- 2023: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
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 (1 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
8 of 8 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).
Owner and management
Owner: Madison/Putnam housing DEV.FUND CO.,INC.. Head officer: AARON GRAF. Managing agent: THE WAVECREST MNGT TEAM. This owner has 10 buildings on record, 8 graded D or F. See the full portfolio.
Last HPD registration Feb 10, 2026. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 3014840041, HPD building ID 939782. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Gates Av (J, Z), 3 min walk
- Halsey St (J), 4 min walk
- Kosciuszko St (J), 12 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 6 open (1 class C, 3 class B, 2 class A) | −27 |
| 311 housing complaints (12 mo) | 8 | −20 |
| 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.