A modest record — below the level that usually signals systemic problems. More recorded distress than 62% of 6-24-unit residential buildings citywide. The citywide median for 6-24-unit residential buildings is 16.3 penalty
points per 10 units; this building carries 28.2. In ZIP 10456, 34% of residential buildings hold an A and
24% grade D or F.
How grades work
this building
A
B
C
Among 46,798 6-24-unit residential buildings citywide · left is less recorded distress, right is more
Open with the city right now
Open HPD violations
1 total — 0 class C (immediately hazardous), 1 class B, 0 class A. Oldest open since 2014-12-20.
status snapshot refreshed weekly from HPD records
Patterns
No heat or hot-water complaints in the last three years.
1 bedbug-infested unit(s) reported in filings over the last three years.
What 311 hears from this address
3 service requests in the last three years. Most common: Street Light Condition (1) · PLUMBING (1) · Water System (1).
Filed construction activity
$24,000 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 (1930)
Yes
Six or more residential units (6)
No
421-a / J-51 tax benefit on the current tax roll
2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. 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)
317 EAST 170TH LLC
Head officer
RICHARD BERTONCIN
Managing agent
317 EAST 170TH LLC
Last registered
2026-06-08
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
$777,600
$349,920
2026
$933,000
$419,850
2027
$1,120,000
$504,000
The city's market estimate has risen
44% between tax years 2025 and 2027.
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Not in a hurricane evacuation zone.
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
170 St — B D · 0.2 mi straight-line (about a 6-minute walk) · station accessibility: none
Bus
Nearest boarding stop: E 170 St / Teller Av — Bx11 · 250 ft
Citi Bike
College Ave & E 170 St · 250 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)
Elementary: 53, 88. Confirm with the DOE's school search.
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.
3 311 service requests from this address in the last three years.
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.
Sales, deeds & mortgages
Most recent mortgage recorded against this lot: $100,000 on
2020-01-14 (lender: First Republic 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
2020-01-14
Agreement $5,870,472 — from 317 EAST 170TH LLC; 1574 LELAND AVENUE LLC; FLB LLC to FIRST REPUBLIC BANK
$5,870,472
2020-01-14
AL&R $5,870,472 — from FLB LLC; 317 EAST 170TH LLC; 1574 LELAND AVENUE LLC to FIRST REPUBLIC BANK
$5,870,472
2020-01-14
Mortgage $100,000 — from 1574 LELAND AVENUE LLC; FLB LLC; 317 EAST 170TH LLC to FIRST REPUBLIC BANK
$100,000
2009-10-20
AL&R $390,000 — from 317 EAST 170TH LLC to SIGNATURE BANK
$390,000
2009-10-20
M&CON $390,000 — from 317 EAST 170TH LLC to SIGNATURE BANK
$390,000
2004-03-16
Agreement $320,000 — from 317 EAST 170TH STREET to FLUSHING SAVINGS BANK,FSB
$320,000
2004-03-16
Mortgage $110,347 — from 317 EAST 170TH LLC to FLUSHING SAVINGS BANK,FSB
$110,347
2002-09-16
Mortgage $220,000 — from 317 EAST 170TH LLC to 319 EAST 170TH STREET CORP.
$220,000
1996-07-08
Mortgage $114,000 — from THEN, DOMINGO to FHB FUNDING CORP
$114,000
1990-08-29
Mortgage $65,000 — from ACOSTA FAMILY HOLDING CP to FLORES, JUAN R.
$65,000
1984-01-09
Mortgage $17,000 — from FLORES, JUAN R. to GONZALEZ, MARTIN
$17,000
Ten-year activity
20100
12
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
0
9
0
3
12
2018
4
1
3
0
3
11
2019
0
0
2
0
3
5
2020
0
0
1
5
2
8
2021
0
0
4
0
2
6
2022
0
0
8
0
4
12
2023
0
1
4
0
4
9
2024
0
0
1
2
7
10
2025
0
0
2
0
5
7
2026
0
0
3
0
4
7
This record is free. Keeping it free costs money. Servers, data pipelines, weekends. Pay what you want — a dollar helps.
Restaurant inspection: AT LINS GARDEN RESTAURANT — grade A
2026-07-03
311: Water System — LOW WATER PRESSURE - WLWP
2026-07-02
311: PLUMBING — WATER SUPPLY
2026-07-02
Tenant complaint: PLUMBING — WATER SUPPLY
2026-02-05
Rodent inspection: Passed
2025-12-03
Bedbug filing: 0 infested units
The full timeline
2026
2026-08-27Rodent inspection: Passed
2026-08-18Boiler inspection
2026-08-10Restaurant inspection: AT LINS GARDEN RESTAURANT — grade A
2026-07-03311: Water System — LOW WATER PRESSURE - WLWP
2026-07-02311: PLUMBING — WATER SUPPLY
2026-07-02Tenant complaint: PLUMBING — WATER SUPPLY
2026-02-05Rodent inspection: Passed
2025
2025-12-03Bedbug filing: 0 infested units
2025-09-19Rodent inspection: Failed for Rat Activity
2025-08-29311: Street Light Condition — Street Light Out
2025-08-14Rodent inspection: Failed for Other Reason
2025-02-03Rodent inspection: Passed
2025-01-22Boiler inspection
2025-01-09Restaurant inspection: AT LINS GARDEN RESTAURANT — grade A · mice evidence
2024
2024-12-03Bedbug filing: 0 infested units
2024-10-16Rodent inspection: Passed
2024-08-20Rodent inspection: Bait applied
2024-08-09Rodent inspection: Failed for Rat Activity
2024-06-25Rodent inspection: Bait applied
2024-06-25Boiler inspection
2024-03-27Rodent inspection: Failed for Rat Activity
2024-02-23Mortgage assigned — from FIRST REPUBLIC BANK SAN FRANCISCO CA; JPMORGAN CHASE BANK N A; FEDERAL DEPOSIT INSURANCE C to JPMORGAN CHASE BANK NATIONAL ASSOCIATION
2024-02-23AALR — from FEDERAL DEPOSIT INSURANCE CORPORATION; FIRST REPUBLIC BANK SAN FRANCISCO CA; JPMORGAN CHAS to JPMORGAN CHASE BANK NATIONAL ASSOCIATION
2024-02-07Rodent inspection: Failed for Rat Activity
2023
2023-12-06Bedbug filing: 1 infested units
2023-11-16HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2023-10-20Rodent inspection: Passed
2023-08-11Rodent inspection: Failed for Other Reason
2023-08-09Boiler inspection
2023-07-27311: PLUMBING — WATER SUPPLY
2023-07-27Tenant complaint: PLUMBING — WATER SUPPLY
2022-02-17HPD 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
2021-04-02HPD 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
2021-03-09Boiler inspection
2020
2020-12-22311: NonCompliance with Phased Reopening — Business not in compliance
2020-02-26Rodent inspection: Passed
2020-02-12Boiler inspection
2020-01-14Mortgage assigned — from SIGNATURE BANK to FIRST REPUBLIC BANK
2020-01-14Agreement $5,870,472 — from 317 EAST 170TH LLC; 1574 LELAND AVENUE LLC; FLB LLC to FIRST REPUBLIC BANK$5,870,472
2020-01-14AL&R $5,870,472 — from FLB LLC; 317 EAST 170TH LLC; 1574 LELAND AVENUE LLC to FIRST REPUBLIC BANK$5,870,472
2020-01-14Mortgage $100,000 — from 1574 LELAND AVENUE LLC; FLB LLC; 317 EAST 170TH LLC to FIRST REPUBLIC BANK$100,000
2020-01-14TL&R — from SIGNATURE BANK to 317 EAST 170TH LLC
2019
2019-10-28HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2018-10-22ECB CLASS - 2 violation: 5A,36-36)AS PER CLASS 254. 36)BOILER NOT REGISTER AS PER DOB RECORDS. CORRECT ALL VIOLATIONS CONDITIONS AND SUBMIT A CERTIFICATE O$625
2018-10-09Job filed: FILING TO REPAIR FACADE AS PER PLANS SUBMITTED HEREIN. RE-POINTING, REPLACEMENT OF WINDOW LINTELS AND SILLS, BRICK MASONRY RE-STITCHING, ETC. NO CHANG$8,000
2018-10-09Job filed: FILING TO REPAIR FACADE AS PER PLANS SUBMITTED HEREIN. RE-POINTING, REPLACEMENT OF WINDOW LINTELS AND SILLS, BRICK MASONRY RE-STITCHING, ETC. NO CHANG$8,000
2018-10-09Job filed: FILING TO REPAIR FACADE AS PER PLANS SUBMITTED HEREIN. RE-POINTING, REPLACEMENT OF WINDOW LINTELS AND SILLS, BRICK MASONRY RE-STITCHING, ETC. NO CHANG$8,000
2018-10-09Permit AL — ISSUED
2018-08-06Rodent inspection: Passed
2018-07-19311: Graffiti — Graffiti
2018-05-25311: Food Poisoning — 1 or 2
2018-03-27311: Street Sign - Damaged — Other/Unknown
2018-03-23Boiler inspection — defects found
2018-02-02Rodent inspection: Passed
2017
2017-10-02Rodent inspection: Passed
2017-08-06311: Graffiti — Graffiti
2017-03-06Rodent inspection: Failed for Rat Activity
2017-03-03311: HEAT/HOT WATER — APARTMENT ONLY
2017-03-03311: Rodent — Rat Sighting
2017-03-03Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2016-10-28HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2016-09-20311: Street Condition — Cave-in
2016-09-12Rodent inspection: Passed
2016-06-18311: Standing Water — Other - Explain Below
2016-01-20Rodent inspection: Passed
2015
2015-10-13311: GENERAL — SIGNAGE MISSING
2015-10-13Tenant complaint: GENERAL — SIGNAGE MISSING
2015-09-03311: Water System — Excessive Water In Basement (WEFB)
2015-08-31311: Water System — Other Water Problem (Use Comments) (WZZ)
2015-06-23FDNY inspection (RISK)
2015-06-17Rodent inspection: Passed
2015-03-11Rodent inspection: Passed
2015-01-20Rodent inspection: Failed for Rat Activity
2015-01-13311: Water System — Hydrant Leaking (WC1)
2014
2014-12-20HPD class B: SECTION 27-2040 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FRO
2014-10-23Rodent inspection: Bait applied
2014-10-09Rodent inspection: Bait applied
2014-10-01Rodent inspection: Bait applied
2014-09-17Rodent inspection: Bait applied
2014-09-15Rodent inspection: Failed for Rat Activity
2014-07-25Rodent inspection: Failed for Rat Activity
2014-06-02Rodent inspection: Passed
2014-04-17Rodent inspection: Bait applied
2014-04-04Rodent inspection: Bait applied
2014-03-21Rodent inspection: Bait applied
2014-03-10Rodent inspection: Bait applied
2014-03-03Rodent inspection: Failed for Rat Activity
2014-02-06311: Rodent — Signs of Rodents
2014-01-24Rodent inspection: Failed for Rat Activity
2013
2013-07-23Rodent inspection: Passed
2013-06-25Rodent inspection: Failed for Rat Activity
2013-04-23Rodent inspection: Passed
2013-04-19311: Rodent — Rat Sighting
2013-02-13Rodent inspection: Passed
2012
2012-11-26311: Building/Use — Illegal. Commercial Use In Resident Zone
2012-11-26311: Building/Use — Illegal Conversion Of Residential Building/Space
2012-11-26DOB complaint, category ?
2012-11-26DOB complaint, category ?
2012-11-25311: HEATING — HEAT
2012-11-25Tenant complaint: HEATING — HEAT RELATED
2009-10-20AL&R $390,000 — from 317 EAST 170TH LLC to SIGNATURE BANK$390,000
2009-10-20M&CON $390,000 — from 317 EAST 170TH LLC to SIGNATURE BANK$390,000
2009-10-20Mortgage assigned — from FLUSHING SAVINGS BANK, FSB to SIGNATURE BANK
2009-10-20TL&R — from FLUSHING SAVINGS BANK, FSB
2009-10-14Rodent inspection: Passed
2009-02-03DOB complaint, category ?
2007
2007-04-06Tenant complaint: HEATING — HEAT RELATED
2007-01-19DOB violation LL6291:
2006
2006-01-06DOB violation LL6291:
2005
2005-10-25Tenant complaint: HEATING — HEAT-PLANT
2005-10-25Tenant complaint: HEATING — HEAT RELATED
2005-01-31DOB violation LL6291:
2005-01-20Tenant complaint: HEATING — HEAT RELATED
2004
2004-10-21Tenant complaint: HEATING — HEAT RELATED
2004-03-16AL&R — from FLUSHING SAVINGS BANK,FSB to 317 EAST 170TH LLC
2004-03-16Agreement $320,000 — from 317 EAST 170TH STREET to FLUSHING SAVINGS BANK,FSB$320,000
2004-03-16Mortgage assigned — from 319 EAST 170TH STREET CORP to FLUSHINGS SAVINGS BANK,FSB
2004-03-16Mortgage $110,347 — from 317 EAST 170TH LLC to FLUSHING SAVINGS BANK,FSB$110,347
2004-01-28Tenant complaint: HEATING — HEAT RELATED
2004-01-27Tenant complaint: HEATING — HEAT RELATED
2004-01-27Tenant complaint: HEATING — HEAT RELATED
2003
2003-10-20Tenant complaint: HEATING — HEAT RELATED
2003-08-01Permit AL — ISSUED
2003-07-07Permit PL — ISSUED
2002
2002-09-16Deed — from 319 EAST 170TH STREET CORP. to 317 EAST 170TH LLC
2002-09-16Mortgage $220,000 — from 317 EAST 170TH LLC to 319 EAST 170TH STREET CORP.$220,000
2002-02-21DOB complaint, category ?
2002-02-20ECB Non-Hazardous violation: WORK W/O A PERMIT. WORK NOTED : REMOVED AND REPLACE. APPROX 6' - 0" X 20' -0" OF PARAPET WALL. LOCATION : " FRONT SOUTH WALL " HAS
2002-02-12Permit EW — ISSUED
2002-01-29DOB complaint, category ?
2001
2001-12-19DOB complaint, category ?
2001-12-07Job filed: TO REPAIR PARAPET WALL AT SOUTH SIDE OF BUILDING. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$3,000
2001-12-07Job filed: TO REPAIR PARAPET WALL AT SOUTH SIDE OF BUILDING. NO CHANGE IN USE, EGRESS, OR OCCUPANCY.$3,000
2001-11-16Job filed: OBTAIN C OF O FOR 5 FAMILY DWELLING$25,000
2001-11-16Job filed: OBTAIN C OF O FOR 5 FAMILY DWELLING$25,000
2001-10-31ECB Non-Hazardous violation: WORK WITHOUT A PERMIT NOTED: ERECTED A NEW PARAPET WALL AT SOUTH SIDE OF PREMISES APPRX. SIZE 25" FEET BY 6" FEET. REMEDY: OBTAIN $500
2001-10-26DOB complaint, category ?
2001-10-02DOB complaint, category ?
2001-09-07DOB complaint, category ?
2001-09-07ECB Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BUILDING WALL.BRICKS MISSING AT SOUTHWEST CORNER 3 FLOORS NOTED:PARAPET WALL LEANING INWARD TO ROOF A$2,500
2001-07-11Permit EW — ISSUED
2001-05-31Permit PL — ISSUED
2001-05-21Permit EW — ISSUED
2001-05-21Permit EW — ISSUED
2001-05-16Job filed: ALTERATION OF EXISTING RETAIL STORE INTO A TAKE-OUT RESTAURANT. NO CHANGE IN USE, EGRESS, OR OCCUPANCY UNDER THIS APPLICATION.$10,000
2001-05-16Job filed: ALTERATION OF EXISTING RETAIL STORE INTO A TAKE-OUT RESTAURANT. NO CHANGE IN USE, EGRESS, OR OCCUPANCY UNDER THIS APPLICATION.$10,000
2001-05-01ECB Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BLDG WALL.DEFECT NOTED:DIAGONAL CRACK IN BRICK FROM GROUND LEVEL TO 3RD FLOOR.MISSING COPING THROUGHO$2,500
2000
2000-12-27Permit EW — ISSUED
2000-12-27Permit PL — ISSUED
2000-12-12Job filed: Replace domestic water supply piping with new type L copper tubing. Replace san itary waste & vent stacks. Install new water closets, bathtubs, $50,000
2000-12-12Job filed: Replace domestic water supply piping with new type L copper tubing. Replace san itary waste & vent stacks. Install new water closets, bathtubs, $50,000
2000-11-21Deed — from WINDSOR DEVELOPMENTCORP. to 319 EAST 170TH STREET CORP.
2000-07-03DOB complaint, category ?
2000-04-17Deed — from NGC PROPERTIES INC. to WINDSOR DEVELOPMENTCORP.
2000-01-18Deed — from MONEY STORE; BANK OF NEW YORK/TRUSTEE to NGC PROPERTIES, INC.
2000-01-18PAT — from BANK OF NEW YORK/TRUSTEE to MONEY STORE; TMS MORTGAGE INC.
1999
1999-09-28Deed — from LABOY, JUAN A./DEFT; NYC ENVIORNMENTAL CONTROL BOARD/DEFT; TORRES, ALBERTO ESQ./REFEREE; T to BANK OF NEW YORK/TRUSTEE
1999-09-27ECB Non-Hazardous violation: FAILURE TO MAINTAIN EXTERIOR BUILDING WALL. DEFECT IS : ABOVE 3RD FLOOR WINDOWS.BRICKS ARE SEPARATING & MISSING BRICKS, MORTAR. LO$2,500
1999-07-01DOB complaint, category ?
1999-04-27ECB Hazardous violation: FAILURE TO MAINTAIN THE EXTERIOR BLDG WALL. DEFECT: DIAGONAL CRACK INBRICKWORK FROM GRADE LEVEL THRU 3RD FL EAST WALL. ALSO MISS$2,500
1998
1998-12-07Mortgage assigned — from TMS MORTGAGE, INC; MONEY STORE to BANK OF NEW YORK
1998-05-14Mortgage assigned — from FHB FUNDING CORP. to TMS MORTGAGE, INC.
1998-02-02DOB complaint, category ?
1997
1997-10-30ECB Hazardous violation: FAILURE TO MAINTAIN THE REAR WALL OF THE EAST EXTERIOR BLDG WALL. DIAGONAL CRACK FROM GRADE THROUGH THE 3RD FL. MISSING COPING$5,000
1997-10-27DOB complaint, category ?
1997-05-01ECB Non-Hazardous violation: FAILURE TO MAINTAIN BOTH THE FRONT AND REAR EXTERIOR WALLS X THE EAST PARAPET WALL: FRONT-BRICK ALONG THE TOP 3RD FLOOR WINDOWS AR$1,000
1997-05-01ECB Hazardous violation: REAR YARD EXIT PASSAGEWAY IS OBSTRUCTED: THERE IS 1 WHITE NON-REGISTERED TRUCK (JUNK) AND 2 UNREGISTERED JUNK CARS PARKED REAR FIR$500
1997-04-24DOB complaint, category ?
1997-04-24DOB complaint, category ?
1996
1996-07-08Deed — from ACOSTA FAMILY HOLDING CORP to THEN, DOMINGO
1996-07-08Mortgage $114,000 — from THEN, DOMINGO to FHB FUNDING CORP$114,000
1996-04-18ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY THE BUIDLING DEPARTMETN RECORDS FORMER YARD IS NOW USED AS STORAGE OF DEAD MOTOR CEHICLES AT$1,000
1995
1995-07-26Mortgage satisfied — from ACOSTA FAMILY HOLDING CORP. to FLORES, JUAN R.
1995-04-24ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY BUILDING DEPT RECORDS.ILLEGAL CAR REPAIRS USE AT REAR GARAGE.GARAGE USED AS AUTO REPAIR SHOP
1995-02-02DOB complaint, category ?
1994
1994-07-13ECB Non-Hazardous violation: OCCUPANCY CONTRARY TO THAT ALLOWED BY BUILDING DEPT RECORDS. STORAGE OF ABANDONED VEHICLES AT REAR OF GARAGE COMMON DRIVEWAY. USED$800
1994-07-05DOB complaint, category ?
1993
1993-05-25Mortgage satisfied — from ASOSTA FAMILY HOLDING CP to FLORES, JUAN R
1990
1990-09-17DOB complaint, category ?
1990-08-29Deed — from FLORES, JUAN R. to ACOSTA FAMILY HOLDING CP
1990-08-29Mortgage $65,000 — from ACOSTA FAMILY HOLDING CP to FLORES, JUAN R.$65,000
1986
1986-06-19Mortgage satisfied — from FLORES, JUAN R. to GONZALEZ, MARTIN
1984
1984-01-09Deed — from GONZALEZ, MARTIN to FLORES, JUAN R.
1984-01-09Mortgage $17,000 — from FLORES, JUAN R. to GONZALEZ, MARTIN$17,000
1983
1983-07-20Mortgage satisfied — from PING, LEE NG KAM to NG, YEE PING H/W; NG, MONG SING
1983-07-20Deed — from PING, LEE NG KAM to GONZALEZ, MARTIN
1970
1970-01-12Mortgage — from PING LEE NG KAM to NG YEE PING; NG MONG SING
1970-01-12Deed — from PING NG YEE; SING NG MONG to LEE NG KAM PING