1409 Willoughby Avenue

1409 Willoughby Avenue in Bushwick, Brooklyn, has 10 open HPD violations, 2 of them class C, and 16 of 18 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (39/100).

Multi-family walk-up · 18 units · Built 1931

StreetSpy grade: F (Severe, 39/100)

• 2 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.
• 8 heat or hot water complaints to 311 in the last 12 months.
• 16 of 18 units are rent-stabilized.

More open violations per unit than 5 in 10 Brooklyn buildings this size.

• Repairs: High (10 open, 2 class C), records as of Oct 25, 2026
• Heat and hot water: 8 complaints, 12 mo, records as of Oct 25, 2026
• Pests: High (3 infested units, 3 yr, re-infested), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

10 open violations: 2 class C (immediately hazardous), 5 class B, 3 class A. 4 issued in the last 12 months. 98 on record. Oldest open violation issued 2022-08-10. Newest violation issued 2026-02-09.

0 closed in the last 90 days. Median 84 days from issue to close for the 2 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, 2nd floor. , 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 IN THE ENTRANCE LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2B), issued 2026-02-09. HPD violation 18628354
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM THAT IS MISSING AT PUBLIC HALL, 1st STORY, issued 2022-08-11. HPD violation 15310898
• Class B: Door, lock or intercom defect. , 2007 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE THE OBSTRUCTION IN FIREPROOF PASSAGEWAY CONSISTING OF SOLID METAL DOOR AT FIRE PASSAGE WAY AT EAST, issued 2022-08-10. HPD violation 15300716
• Class B: Yard or exterior defect (exterior). PROPERLY REPAIR THE BROKEN OR DEFECTIVE PAVING AT REAR YARD, issued 2022-08-10. HPD violation 15300703
• Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF AIR CONDITIONER PROTRUDING AT WINDOW SILL ON 3RD STORY BALCONY, BUILDING REAR WEST STACK, issued 2022-08-10. HPD violation 15300635
• Class B: Floor or stair defect. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CONCRETE TREAD AND RISER 1ST AND 2ND FROM BOTTOM UP AT FIRE PASSAGE WAY AT EAST, issued 2022-08-10. HPD violation 15300719
• Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF AIR CONDITIONER PROTRUDING AT WINDOW SILL ON 2ND STORY BALCONY, AT BUILDING FRONT EAST STACK, issued 2022-08-10. HPD violation 15300608
• Class A: Damaged plaster or paint, 2nd room from the east, 2nd floor. M/D LAW FILE PLANS AND APPLICATION AND LEGALIZE THE FOLLOWING ALTERATION OR RESTORE TO THE LEGAL CONDITION EXISTING PRIOR TO THE MAKING OF SAID ALTERATION WALL ERECTED FROM FLOOR TO CEILING CONSISTING OF SHEETROCK AND STUDS SUBDIVIDING ROOM IN THE 2nd ROOM FROM EAST LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2B), issued 2026-02-09. HPD violation 18628351

311 housing complaints

9 in the last 12 months, 17 in 5 years. Most common: Heat/Hot Water (8), Plumbing (1).

Bedbugs

The owner reported 3 infested units in the last 3 years, including re-infestations. 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 1 infested, 1 treated, 1 re-infested
• 2024: Owner reported 2 infested, 2 treated, 0 re-infested
• 2023: No bedbug filing on record for this year
• 2022: Owner reported 1 infested, 1 treated, 0 re-infested
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 2 DOB violations 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

16 of 18 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: 16 in 2024, 16 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: RAM Associates Realty LLC. Head officer: Eli Esses. Managing agent: LRG Properties, LLC. This owner has 7 buildings on record, 6 graded D or F. See the full portfolio.

Last HPD registration Jul 28, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 3032010031, HPD building ID 396219. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Jefferson St (L), 4 min walk
• DeKalb Av (L), 6 min walk
• Knickerbocker Av (M), 13 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.