260 Beach 81 Street
Composite verdict
260 Beach 81 Street is a 21-year-old, 7-floor, 103-unit condo building in Rockaway Beach with a B+ HPD score (4 open violations: 1 Class A, 3 Class B, 0 Class C), but the landlord response rate is flagged as slow and one open violation has been sitting unresolved for 3,273 days — nearly 9 years — involving an active water leak in a bathroom ceiling. That unresolved leak is the single biggest red flag in this data. Crime is low (A grade, 7 incidents, zero violent), noise is moderate (C grade, 29 complaints in 12 months, mostly street/sidewalk), and there are no bedbug filings in the past 3 years. The building is not rent-stabilized, which is expected for a condo of this type.
Class B
Class C
past 12 months
units
past 12 mo (150m)
rent
rating
min walk
(311 complaints)
errands grade
nearby
- HPD records show a water leak violation in Apt 2V that has been open for 3,273 days — nearly 9 years. Has the source of that leak been identified and repaired, and what is the current condition of the ceiling and plumbing in that unit and adjacent units?
- The landlord response to HPD violations is rated 'slow' — what is the typical turnaround time for maintenance requests in this building, and is there a written process for submitting and tracking repair requests?
- There are 3 open Class B violations in addition to the long-standing water leak. What are those violations, when were they filed, and what is the timeline for resolving them?
- 311 records show 37 parking-related complaints in the area, with 33 specifically for illegal parking — is there dedicated resident parking available, and what are the rules and enforcement around parking near the building?
- The building is a condo with 103 units and no rent-stabilized apartments — is this unit being rented by an individual unit owner or by a management entity, and who is responsible for building-wide maintenance versus in-unit repairs?
- The building was built in 2005 and is located in Rockaway Beach, a coastal flood zone — what flood mitigation measures are in place (e.g., flood insurance, basement waterproofing, storm protocols), and has the building sustained any damage from major storms such as Hurricane Sandy?
- Inspect the bathroom ceiling and walls in the unit you're considering for any signs of water staining, bubbling paint, mold, or active moisture — the 9-year-old unresolved leak in Apt 2V suggests water intrusion may be a building-wide issue, not isolated to one apartment.
- Walk the common areas — hallways, stairwells, lobby, and any basement or ground-floor spaces — and look for water damage, efflorescence on walls, mold odors, or deferred maintenance that would be consistent with the slow landlord response rating.
- Check the building's exterior and ground-floor perimeter for flood-readiness indicators: flood vents, raised electrical panels, evidence of past water intrusion at the base of the structure, and the condition of any garage or below-grade spaces given the coastal location.
260 Beach 81 Street sits in Queens, ZIP 11693. The closest subway is Beach 90 St (A,S) (7-minute walk), served by the A and S lines. Within an 800-meter walk you'll find 4 restaurants, 2 groceries, and 2 pharmacies — a walkable-errands grade of B. Nearby public schools include P.S. 183 Dr. Richard R. Green (grades Pre-K to 8), a 1-minute walk. Noise activity over the past 12 months is moderate noise activity — 29 noise complaints filed via 311, mostly street and sidewalk noise. NYPD CompStat data places this precinct at a 93/100 safety score.
- 2017-05-24 "§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATE…"
- 2017-05-24 "§ 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... AT CEILING. APPROX. 1 SQ.FT. IN…"
- 2014-08-20 "§ 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT CEILING IN THE 1st ROOM FROM NO…"
- 2014-08-20 "§ 27-2005 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER CEILIING IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT…"
- Class B · 3 open · penalty 15 · (5/ea)
- Class A · 1 open · penalty 1 · (1/ea)
- Illegal Parking: 33
- Noise - Street/Sidewalk: 14
- Noise - Residential: 13
- General Construction/Plumbing: 7
- Street Sign - Dangling: 6
- Dec 2, 2020
- Dec 2, 2020
- Nov 25, 2019
- SCHWAMBERGER, GEORGE
- CASINO GARAGE INC.
- RITE TECH CONSTRUCTION CORP.
- P.S. 183 Dr. Richard R. Green
- P.S./M.S 042 R. Vernam
- P.S. 183 Dr. Richard R. Green
- P.S./M.S 042 R. Vernam
- District 27 MS#1
- District 27 MS#1
- Beach 90 St
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