A sustained record of distress well beyond its peers. More recorded distress than 99% of 1-5-unit residential buildings citywide. The citywide median for 1-5-unit residential buildings is 0 penalty
points per 10 units; this building carries 168. In ZIP 10014, 69% of residential buildings hold an A and
5% grade D or F.
How grades work
this building
A
C
Among 699,345 1-5-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
9 total — 2 class C (immediately hazardous), 5 class B, 2 class A. Oldest open since 1982-06-09.
status snapshot refreshed weekly from HPD records
Patterns
18 heat or hot-water complaints in the last three years (winter 2023–24: 4 · winter 2024–25: 2 · winter 2025–26: 12). Repeated winter clusters suggest a chronic heating problem.
4
’23–24
2
’24–25
12
’25–26
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
32 service requests in the last three years. Most common: Illegal Parking (7) · HEAT/HOT WATER (6) · Noise (4) · Vendor Enforcement (4) · Dirty Condition (2) · Panhandling (2).
Filed construction activity
$11,000 in permitted construction work filed since
2016 (3 filings with a declared cost) — a rough measure of how actively
the owner maintains the building. Permit costs cover filed construction work only — they do not
capture routine maintenance or repairs done without a permit.
Rent-stabilization signals
Yes
Built before 1974 (1828)
No
Six or more residential units (2)
No
421-a / J-51 tax benefit on the current tax roll
1 of 3 signals present. Only a partial profile — stabilization is possible but less likely. The definitive answer for any unit:
request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).
Registered with HPD — the names behind the building
Registered owner(s)
R & J LLC-321 6TH AVENUE
Head officer
ROBERT KALIMIAN
Managing agent
BLACK DIAMOND EQUITY MANAGEMENT INC.
Last registered
2025-09-26
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$8,086,000
$485,160
2026
$7,337,000
$440,220
2027
$6,236,000
$374,160
The city's market estimate has fallen
23% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 4 of 6 — zone 1 evacuates first.
Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.
No street-flooding or sewer-backup complaints on record at this address.
Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps
(cloudburst), NYC hurricane evacuation zones, and 311 records for this address.
Getting around
Subway
W 4 St-Wash Sq — A B C D E F M · 50 ft straight-line (under a minute) · station accessibility: full Christopher St-Stonewall — 1 · 900 ft straight-line (about a 4-minute walk) · station accessibility: none
Bus
Nearest boarding stop: 6 Av / W 3 St — M55 · 150 ft
Citi Bike
Carmine St & 6 Ave · 250 ft · station location as of 2026-09-23; live availability
Distances are straight-line, not walking routes. Transit locations from the MTA and
Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.
32 311 service requests from this address in the last three years — 6 of them about heat or hot water.
311 will ask for the address, the apartment if the problem is inside, and what's wrong.
Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints
appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box
on this page.
Most recent mortgage recorded against this lot: $342,565 on
2022-08-03 (lender: Dime Community Bank), covering 4 lots — the amount covers all of them. Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2024-02-06
Agreement $10,000,000 — from IN 321 SIXTH LLC; JKN 321 SIXTH LLC; RK 321 SIXTH LLC to DIME COMMUNITY BANK
$10,000,000
2024-02-06
AL&R $10,000,000 — from JKN 321 SIXTH LLC; IN 321 SIXTH LLC; RK 321 SIXTH LLC to DIME COMMUNITY BANK
$10,000,000
2022-08-03
Mortgage $342,566 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK
$342,566
2022-08-03
Agreement $10,000,000 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK
$10,000,000
2022-08-03
AL&R $10,000,000 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK
$10,000,000
2017-05-22
AL&R $9,999,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK
$9,999,999
2017-05-22
Agreement $9,999,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK
$9,999,999
2017-05-22
Mortgage $499,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK
$499,999
2007-09-28
Agreement $9,500,000 — from 321 SIXTH AVENUE PARTNERS LLC to UBS REAL ESTATE SECURITIES INC
$9,500,000
2007-09-28
Mortgage $6,249,981 — from 321 SIXTH AVENUE PARTNERS LLC to UBS REAL ESTATE SECURITIES INC
$6,249,981
2007-09-28
Deed $4,278,000 — from NASPER, INC. to 321 SIXTH AVENUE PARTNERS LLC
$4,278,000
2003-05-02
Agreement $4,000,000 — from NASPER INCORPORATION to CITIBANK, INC.
$4,000,000
2003-05-02
Mortgage $2,809,829 — from NASPER INCORPORATION to CITIBANK, INC.
$2,809,829
1987-01-14
Mortgage $650,000 — from 6-137 ASSOCIATES to NORTH SIDE SAVINGS BK
$650,000
1986-02-07
Mortgage $1,211,937 — from 6-315 ASSOCIATES; 6-319 ASSOCIATES; 6-317 ASSOCIATES; 6-321 ASSOCIATES to EUROPEAN AMERICAN BANK
$1,211,937
Ten-year activity
50250
2017
2018
2019
2020
2021
2022
21
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
5
5
1
12
2018
0
0
3
0
1
4
2019
0
0
4
0
1
5
2020
0
0
2
0
0
2
2021
0
0
5
1
1
7
2022
2
0
5
5
2
14
2023
4
0
16
0
1
21
2024
0
0
11
4
1
16
2025
0
1
17
0
0
18
2026
0
0
16
0
0
16
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2026-02-13
311: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-13
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-28
HPD litigation: Heat and Hot Water
2025-12-12
Bedbug filing: 0 infested units
2025-12-12
Bedbug filing: 0 infested units
2025-12-09
HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2, 3rd STORY, 1st APARTMENT F
2025-12-09
HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1, 2nd STORY, 1st APARTMENT F
2025-12-09
HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BASEMENT AT BOILER ROOM
2025-12-06
311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-06
Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-11-16
HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED BOILER ROOM AT BOILER ROOM
2025-11-16
HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2, 3rd STORY, 1st APARTMENT F
2025-11-14
311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-14
Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-16HPD class A: § 27-2104 ADM CODE POST AND MAINTAIN A PROPER SIGN ON WALL OF ENTRANCE STORY SHOWING THE REGISTRATION NUMBER ASSIGNED BY THE DEPARTMENT AND
2026-02-13311: HEAT/HOT WATER — ENTIRE BUILDING
2026-02-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2026-01-28HPD litigation: Heat and Hot Water
2025
2025-12-12Bedbug filing: 0 infested units
2025-12-12Bedbug filing: 0 infested units
2025-12-09HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2, 3rd STORY, 1st APARTMENT F
2025-12-09HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1, 2nd STORY, 1st APARTMENT F
2025-12-09HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BASEMENT AT BOILER ROOM
2025-12-06311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-06Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-11-16HPD class C: § 27-2033 ADM CODE PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM LOCKED BOILER ROOM AT BOILER ROOM
2025-11-16HPD class C: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2, 3rd STORY, 1st APARTMENT F
2025-11-14311: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-14Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2025-11-08311: Vendor Enforcement — Food Vendor
2025-11-08311: Consumer Complaint — Tobacco Sales
2025-11-08311: Cannabis Retailer — Unlicensed
2025-10-02DOB violation LANDMK:
2025-08-01311: Homeless Person Assistance — Non-Chronic
2025-03-19311: Panhandling — N/A
2025-01-14311: Panhandling — N/A
2024
2024-12-11Bedbug filing: 0 infested units
2024-12-11Bedbug filing: 0 infested units
2024-11-14311: HEAT/HOT WATER — APARTMENT ONLY
2024-11-14Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-11-25Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2023-11-03311: Dirty Condition — Trash
2023-09-30311: Homeless Person Assistance
2023-09-18311: Encampment — N/A
2023-08-25Permit Sidewalk Shed — Signed-off
2023-08-25Job filed: INSTALLATION OF 300 psf SIDEWALK SHED AS PER PLANS. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF THE 2022 CODE. NO CHANGE INUSE, EGRESS OR OCCUPANCY$5,000
2023-08-15Permit Supported Scaffold — Signed-off
2023-08-14Job filed: INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLAN. NO CHANGE IN USE,EGRESS OR OCCUPANCY.$1,000
2022-10-13Job filed: INSTALLATION OF 300PSF SIDEWALK SHED AND OVERHEAD PROTECTION AS PER PLANS. ALL EQUIPMENT SHALL COMPLY WITH THE CHAPTER # 33 OF THE CODE, NO CHANGES IN$5,000
2022-08-03TL&R — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK
2022-08-03Mortgage assigned — from FIRST REPUBLIC BANK to DIME COMMUNITY BANK
2022-08-03Mortgage $342,566 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK$342,566
2022-08-03Agreement $10,000,000 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK$10,000,000
2022-08-03AL&R $10,000,000 — from 321 SIXTH AVENUE PARTNERS LLC to DIME COMMUNITY BANK$10,000,000
2022-08-02Rodent inspection: Passed
2022-02-16Bedbug filing: 0 infested units
2022-02-16Bedbug filing: 0 infested units
2022-02-15HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022-01-13Rodent inspection: Passed
2021
2021-12-14Rodent inspection: Failed for Rat Activity
2021-11-01Bedbug filing: 0 infested units
2021-11-01Bedbug filing: 0 infested units
2021-05-12LDMK — from NYC LANDMARKS PRESERVATION COMMISSION
2021-04-01Bedbug filing: 0 infested units
2021-04-01Bedbug filing: 0 infested units
2021-04-01HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2018-03-18311: Sanitation Condition — 15 Street Cond/Dump-Out/Drop-Off
2017
2017-12-08311: Consumer Complaint — Prohibited Item Sale to Minor
2017-10-12311: Homeless Person Assistance — N/A
2017-09-10HPD class B: § 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNS
2017-08-04Rodent inspection: Passed
2017-07-07311: Graffiti — Graffiti
2017-07-03FDNY inspection (RISK)
2017-05-22AL&R $9,999,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK$9,999,999
2017-05-22Agreement $9,999,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK$9,999,999
2017-05-22Mortgage $499,999 — from 321 SIXTH AVENUE PARTNERS LLC to FIRST REPUBLIC BANK$499,999
2017-05-22Mortgage assigned — from BANK OF AMERICA, N.A.; LASALLE BANK NATIONAL ASSOCIATION; LB-UBS COMMERCIAL MORTGAGE TRUST to FIRST REPUBLIC BANK
2017-05-22Mortgage assigned — from LB- UBS COMMERCIAL MORTGAGE TRUST 2007-C; LASALLE BANK NATIONAL ASSOCIATION; BANK OF AMERI to U.S. BANK NATIONAL ASSOCIATION; LASALLE BANK NATIONAL ASSOCIATION; LB-UBS COMMERC
2008-05-27Mortgage assigned — from UBS REAL ESTATE SECURITIES INC. to LASALLE BANK NATIONAL ASSOCIATION, AS TR
2007
2007-09-28Agreement $9,500,000 — from 321 SIXTH AVENUE PARTNERS LLC to UBS REAL ESTATE SECURITIES INC$9,500,000
2007-09-28Mortgage $6,249,981 — from 321 SIXTH AVENUE PARTNERS LLC to UBS REAL ESTATE SECURITIES INC$6,249,981
2007-09-28TL&R — from NASPER INC to CITIBANK, NA
2007-09-28Mortgage assigned — from CITIBANK NA to UBS REAL ESTATE SECRUTIES INC
2007-09-28CORRD — from 6-317 ASSOCIATES; PERESS, MWAFAK to NASPER, INC.
2007-09-28Deed $4,278,000 — from NASPER, INC. to 321 SIXTH AVENUE PARTNERS LLC$4,278,000
2007-07-21DOB complaint, category ?
2005
2005-07-19DOB complaint, category ?
2003
2003-05-06Permit SG — ISSUED
2003-05-02TL&R — from NORTH FORK BANK
2003-05-02Mortgage assigned — from NORTH FORK BANK to CITIBANK, N.A.
2003-05-02DEEDO — from 6-319 ASSOCIATES to NASPER INCORPORATION
2003-05-02TL&R — from NORTH FORK BANK
2003-05-02TL&R — from NORTH FORK BANK
2003-05-02Agreement $4,000,000 — from NASPER INCORPORATION to CITIBANK, INC.$4,000,000
2003-05-02TL&R — from NORTH FORK BANK
2003-05-02AL&R — from CITIBANK, INC. to NASPER INCORPORATION
2003-05-02Mortgage $2,809,829 — from NASPER INCORPORATION to CITIBANK, INC.$2,809,829
2002
2002-10-29ECB Non-Hazardous violation: HAVING AN ILLUMIANTED SIGN LARGER THAN 8 SQ FT. IN A WINDOW IN C DISTRICT. REMEDY: REMOVE ILLEGAL SIGNAGE.
2002-10-29ECB Non-Hazardous violation: HAVING A WALL SIGN PROJECTIN BEYOND WALL SURFACE/ STREET LINE. REMEDY: REMOVE ILLEGAL WORK.
2002-10-29ECB Non-Hazardous violation: HAVING (PARALLET OR WALL) SIGNAGE PROJECTING MORE THAN 12 IN. ACROSS THE STREET LINE. REMEDY: REMOVE ILLEGAL SIGNAGE.
2002-10-29ECB Non-Hazardous violation: HAVING ILLUMINATED SIGNAGE WITH A SURFACE AREA GREATED THAN 3 TIME THE STREET FRONTAGE OF THE ZONING LOT (OR MORE THAN 50 SQ FT) R
2002-10-29ECB Non-Hazardous violation: HAVING A WALL SIGN PROJECTING MORE THAN 12 INCHES OVER THE SIDEWALK. REMEDY: REMOVE, ILLEGAL WORK.
2002-10-29ECB Non-Hazardous violation: HAVING INSTALLED A SIGN WITHOUT A PERMIT. HAVING AN ILLUMINATED SIGN WITHOUT A CURRENT PERMIT. REMEDY: REMOVE ILLEGAL WORK.
2002-10-21DOB complaint, category ?
2000
2000-09-21Job filed: NEW AC UNIT AND DUCT WORK AT CELLAR AND 1ST FLOOR$16,000
2000-09-21Job filed: NEW AC UNIT AND DUCT WORK AT CELLAR AND 1ST FLOOR$16,000
1999
1999-07-16Mortgage assigned — from 6-317 ASSOCIATES; 6-315 ASSOCIATES; 6-321 ASSOCIATES; 6-319 ASSOCIATES to NORTH FORK BANK
1999-07-16Agreement — from 6-315 ASSOCIATES; 6-317 ASSOCIATES; 6-319 ASSOCIATES; 6-321 ASSOCIATES to NORTH FORK BANK
1998
1998-12-01Permit EW — ISSUED
1998-12-01Permit EW — ISSUED
1998-11-27DOB complaint, category ?
1996
1996-05-28Mortgage assigned — from 6-317 ASSOCIATES to NORTH SIDE SAVINGS BANK
1996-05-28Agreement — from NORTH SIDE SAVINGS BANK to 6-317 ASSOCIATES
1994
1994-07-08Agreement — from NORTH SIDE SAVINGS BANK to 6-317 ASSOCIATES
1991
1991-10-21Agreement — from 6-317 ASSOCIATES to NORTH SIDE SVGS BANK
1991-04-26Deed — from SIXTH AVE.NY ASSOC to 6-317 ASSOCIATES
1990
1990-08-14SMIS — from 6-317 ASSOCIATE to NORTH SIDE SVGS BK
1990-07-18DOB violation ES:
1987
1987-01-14REL — from NORTH SIDE SAVINGS BANK to 6-317 ASSOCIATES
1987-01-14Mortgage assigned — from 6-317 ASSOCIATES to NORTH SIDE SAVINGS BK
1987-01-14Mortgage assigned — from 6-137 ASSOCIATES to NORTH SIDE SAVINGS BK
1987-01-14Mortgage assigned — from EUROPEAN AMERICAN BANK to NORTH SIDE SVGS BANK
1987-01-14Mortgage $650,000 — from 6-137 ASSOCIATES to NORTH SIDE SAVINGS BK$650,000
1986
1986-02-07Mortgage $1,211,937 — from 6-315 ASSOCIATES; 6-319 ASSOCIATES; 6-317 ASSOCIATES; 6-321 ASSOCIATES to EUROPEAN AMERICAN BANK$1,211,937
1986-02-07Mortgage assigned — from MATTES, BENJAMIN; DAMAST, THELMA; EISERT, RUTH to EUROPEAN AMERICAN BK
1986-02-07Deed — from SIXTH AVE NY ASSOCS to 6-317 ASSOCIATES
1986-02-07Agreement — from EUROPEAN AMERICAN BANK to 6-315 ASSOCIATES; 6-317 ASSOCIATES; 6-319 ASSOCIATES; 6-321 ASSOCIATES
1982
1982-12-09Agreement — from SGA REALTY CORP. to MATTES, BENJAMIN; EISERT, RUTH; DAMAST, THELMA
1982-10-01Mortgage $600,000 — from SGA REALTY CORP. to MATTES, BENJAMIN; EISERT, RUTH; DAMAST, THELMA$600,000
1982-10-01Deed — from DAMAST, THELMA; EISERT, RUTH; MATTES, BENJAMIN to SGA REALTY CORP.
1982-10-01Deed — from SGA REALTY CORP. to SIXTH AVE N.Y. ASSOC.
1982-06-09HPD class B: D26-10.01, 10.05 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF BICYCLE 1ST STY PUBLIC HALL RW58.
1982-06-09HPD class A: D26-10.01 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL AND BUZZER SYSTEM 4TH STY APT 4 TO 1ST STY PUBLIC HALL VESTIBULE. LOCATED AT
1982-06-09HPD class B: D26-10.01, 10.05 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM WINDOW TO FIRE ESCAPE OR PROVIDE APPROVED TY
1982-06-09HPD class B: D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE YARD & REAR AREAWAY
1982-06-09HPD class B: D26-10.01, 10.05 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES REAR PARTY WALL BALCO
1982-06-09HPD class B: D26-10.01, 10.05 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF LADDER BOXES ETC 2ND 3RD AND 4TH STY PUBLIC HALL.
1982-01-20HPD class A: D26-20.08,20.09 ADM CODE FILE CERTIFICATION OF SATISFACTORY INSTALLATION OF SMOKE DETECTING DEVICE IN ACCORDANCE WITH H.P.D. RULES AND REGUL