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Building report

896 Union Street · Brooklyn · BBL 3010660019 · generated 2026-10-20 · FREE

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Where the penalty points come from

ComponentWhat it coversPoints
Housing codeHPD violations by class, complaints, emergency repairs, litigation, vacate orders, AEP20
Structural & safetyDOB violations, ECB/OATH violations by class0
PestsBedbug filings, failed rodent inspections, rodent 311s3.5
DisplacementMarshal evictions executed0
GRADE B

A modest record — below the level that usually signals systemic problems. More recorded distress than 63% 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 29.4. In ZIP 11215, 70% of residential buildings hold an A and 4% 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 violations5 total — 1 class C (immediately hazardous), 2 class B, 2 class A. Oldest open since 2025-06-11.

status snapshot refreshed weekly from HPD records

Patterns

4 heat or hot-water complaints in the last three years (winter 2025–26: 4).

No bedbug-infested units reported in the last three years of filings.

What 311 hears from this address

5 service requests in the last three years. Most common: HEAT/HOT WATER (2) · Rodent (1) · Illegal Tree Damage (1) · Smoking or Vaping (1).

Filed construction activity

No permitted work with a declared cost filed in the last decade. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.

Rent-stabilization signals

YesBuilt before 1974 (1887)
YesSix or more residential units (8)
No421-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)896 UNION STREET REALTY LLC
Head officerGEORGE KOTSONIS
Managing agentKOTSONIS ORGANIZATION LLC
Last registered2025-10-11

as filed by the owner in the building's HPD registration

What the city thinks it's worth

Tax yearCity market valueAssessed value
2025$2,672,000 $1,202,400
2026$2,138,000 $962,100
2027$2,165,000 $974,250

The city's market estimate has fallen 19% between tax years 2025 and 2027.

Flood exposure

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

SubwayGrand Army Plaza — 2 3 · 800 ft straight-line (about a 4-minute walk) · station accessibility: none
7 Av — B Q · 0.3 mi straight-line (about an 8-minute walk) · station accessibility: none
BusNearest boarding stop: Grand Army Plaza / Flatbush Av — B41 · 600 ft
Citi BikeGrand Army Plaza & Plaza St West · 350 ft · station location as of 2026-09-23; live availability
School zones (2024–25 map)Elementary: P.S. 321 William Penn. 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.

Report a problem to 311

896 Union Street

Heat or hot waterHeat or hot water
Apartment maintenanceApartment maintenance
Bed bugsBed bugs
Residential pestsResidential pests
Rats or miceRats or mice
Anything elseAnything else

5 311 service requests from this address in the last three years — 2 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.

The landlord's report card

Managed by KOTSONIS ORGANIZATION LLC. — 27 buildings, 239 units. Grades across the portfolio: A20 · B6 · C1. See the whole portfolio

BuildingBoroughUnitsGrade
94 Prospect Park West BK30 A
594 6 Street BK16 B
101 Prospect Park West BK10 A
767 Union Street BK10 A
549 Bergen Street BK10 B
770 Union Street BK9 B
886 Union Street BK9 B
392 Prospect Avenue BK8 A
693 Union Street BK8 A
873 Union Street BK8 A
845 President Street BK8 A
195 5 Avenue BK8 A
896 Union Street BK8 B
768 Union Street BK8 A
298 1 Street BK8 A
898 Union Street BK8 B
664 6 Avenue BK8 A
695 Union Street BK8 A
800 President Street BK8 A
134 29 Street BK8 A
832 Union Street BK7 A
74 Douglass Street BK7 A
248 5 Avenue BK7 A
21 Sterling Place BK6 A
633 10 Street BK6 A
287 19 Street BK5 A
287 6 Avenue BK3 C

Sales, deeds & mortgages

Most recent mortgage recorded against this lot: $901,364 on 2017-09-08 (lender: Dime Community Bank). Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.

DateRecordAmountPer res. unit
2017-09-08SMTG $1,498,635 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK $1,498,635
2017-09-08AL&R $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK $2,400,000
2017-09-08Agreement $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK $2,400,000
2017-09-08Mortgage $901,365 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK $901,365
2017-09-07Agreement $3,943,777 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK $3,943,777
2012-11-19Agreement $4,375,000 — from 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK $4,375,000
2012-11-19AL&R $4,375,000 — from 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC to INVESTORS BANK $4,375,000
2012-11-19Mortgage $1,044,468 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK $1,044,468
2008-07-29Mortgage $3,500,000 — from 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK $3,500,000
2008-07-17Deed $1,366,000 — from JOHN SCHOFI, AS EXECUTOR; THE ESTATE OF ALICE MERHIGE to 896 UNION STREET REALTY LLC $1,366,000
2008-07-17Mortgage $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK $993,750
2008-07-17AL&R $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK $993,750

Ten-year activity

50250
22
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Housing & tenantsOwnership & moneyHealth & systems
Show as table
YearHousing & tenantsOwnership & moneyHealth & systemsTotal
2017107522
20185027
20190000
20201001
20213003
20228008
20235005
20242024
2025100010
20261001
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The last 12 months — 9 records

DateRecord
2026-05-06HPD 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
2025-12-15311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-12-12HPD class C: § 27-2005, 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 MIS
2025-12-12HPD class B: § 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN AC
2025-12-12HPD class B: § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVI
2025-12-09311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-09Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-12-04311: Smoking or Vaping — Allowed in Smoke Free Area

The full timeline

2026
2026-05-06HPD 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
2025
2025-12-15311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-15Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-12-12HPD class C: § 27-2005, 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 MIS
2025-12-12HPD class B: § 27-2045(B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN AC
2025-12-12HPD class B: § 27-2045(B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVI
2025-12-09311: HEAT/HOT WATER — APARTMENT ONLY
2025-12-09Tenant complaint: HEAT/HOT WATER — APARTMENT ONLY
2025-12-04311: Smoking or Vaping — Allowed in Smoke Free Area
2025-06-18311: Illegal Tree Damage — Trunk Damaged
2025-06-11HPD 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
2024
2024-11-04Rodent inspection: Passed
2024-09-30Rodent inspection: Failed for Rat Activity
2024-09-24311: Rodent — Rat Sighting
2024-03-18Bedbug filing: 0 infested units
2023
2023-11-20HPD 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
2023-08-18311: Lead — Lead Kit Request (Residential) (L10)
2023-08-16311: Lead — Lead Kit Request (Residential) (L10)
2023-04-25311: Noise — Noise: Construction Before/After Hours (NM1)
2023-03-20Bedbug filing: 0 infested units
2022
2022-11-07311: Illegal Parking — Posted Parking Sign Violation
2022-11-07311: Illegal Parking — Double Parked Blocking Traffic
2022-04-10311: Noise - Residential — Banging/Pounding
2022-03-23311: Illegal Tree Damage — Trunk Damaged
2022-03-03Bedbug filing: 0 infested units
2022-03-02HPD 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
2022-01-23311: Noise — Noise: Construction Equipment (NC1)
2022-01-22311: Noise — Noise: Construction Before/After Hours (NM1)
2021
2021-05-06Bedbug filing: 0 infested units
2021-04-13HPD 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
2021-01-03311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2020
2020-06-20311: Illegal Fireworks — N/A
2018
2018-11-25311: Illegal Parking — Double Parked Blocking Traffic
2018-08-31Rodent inspection: Passed
2018-08-27311: Rodent — Mouse Sighting
2018-06-13Rodent inspection: Passed
2018-06-11311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2018-05-07311: Street Condition — Pothole
2018-04-20311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017
2017-11-18311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017-11-02311: Request Large Bulky Item Collection — Request Large Bulky Item Collection
2017-09-08SMTG $1,498,635 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK$1,498,635
2017-09-08AL&R $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK$2,400,000
2017-09-08Agreement $2,400,000 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK$2,400,000
2017-09-08Mortgage $901,365 — from 896 UNION STREET REALTY LLC to DIME COMMUNITY BANK$901,365
2017-09-07TL&R — from INVESTORS BANK to 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC
2017-09-07Mortgage assigned — from INVESTORS BANK to DIME COMMUNITY BANK
2017-09-07Agreement $3,943,777 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to DIME COMMUNITY BANK$3,943,777
2017-06-28Rodent inspection: Bait applied
2017-06-19Rodent inspection: Bait applied
2017-06-07Rodent inspection: Bait applied
2017-05-04Rodent inspection: Failed for Rat Activity
2017-03-22Rodent inspection: Failed for Rat Activity and Other Reason
2017-03-13311: HEAT/HOT WATER — ENTIRE BUILDING
2017-03-13Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2017-03-11HPD class B: § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE LOCATED AT BSMT-APT 1A, 1st BSMT-APT FROM SOUTH AT WES
2017-03-11HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FRONT YARD
2017-03-11HPD class B: § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE LOCATED AT BSMT-APT 1A, 1st BSMT-APT FROM SOUTH AT WEST
2017-03-10311: HEAT/HOT WATER — ENTIRE BUILDING
2017-03-10311: Rodent — Condition Attracting Rodents
2017-03-10Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2016
2016-11-18311: Traffic — Congestion/Gridlock
2015
2015-12-19311: HEAT/HOT WATER — ENTIRE BUILDING
2015-12-19Tenant complaint: HEAT/HOT WATER — ENTIRE BUILDING
2015-05-29311: Illegal Parking — Posted Parking Sign Violation
2015-05-02311: Illegal Parking — Blocked Sidewalk
2015-05-01311: Noise - Residential — Banging/Pounding
2015-03-25311: Water System — Leak (Use Comments) (WA2)
2014
2014-12-31311: Illegal Parking — Blocked Sidewalk
2014-05-11311: PAINT/PLASTER — WALL
2014-05-11311: PLUMBING — BASIN/SINK
2014-05-11311: PLUMBING — BATHTUB/SHOWER
2014-05-11Tenant complaint: PLUMBING — BASIN/SINK
2014-05-11Tenant complaint: PAINT/PLASTER — WALL
2014-05-11Tenant complaint: PLUMBING — BATHTUB/SHOWER
2014-02-14311: HEATING — HEAT
2014-02-14Tenant complaint: HEATING — HEAT RELATED
2014-01-09311: HEATING — HEAT
2014-01-09Tenant complaint: HEATING — HEAT RELATED
2013
2013-12-19311: HEATING — HEAT
2013-12-19Tenant complaint: HEATING — HEAT RELATED
2013-12-10HPD class C: SECTION 27-2005 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SCALDING HOT WATER (134 DEGREES) IN THE KITCHEN LOCATED AT APT 1A, 1
2013-12-07311: HEATING — HEAT
2013-12-07Tenant complaint: HEATING — HEAT RELATED
2012
2012-11-19Mortgage assigned — from FIRST CENTRAL SAVINGS BANK to INVESTORS BANK
2012-11-19Agreement $4,375,000 — from 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK$4,375,000
2012-11-19AL&R $4,375,000 — from 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 896 UNION STREET REALTY LLC to INVESTORS BANK$4,375,000
2012-11-19TL&R — from FIRST CENTRAL SAVINGS BANK
2012-11-19Mortgage satisfied — from 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC; 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK
2012-11-19Mortgage $1,044,468 — from 896 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC; 898 UNION STREET REALTY LLC to INVESTORS BANK$1,044,468
2010
2010-09-09311: Street Condition — Failed Street Repair
2009
2009-12-31DOB violation LBLVIO:
2009-01-01DOB violation LL6291:
2008
2008-07-29Mortgage $3,500,000 — from 896 UNION STREET REALTY LLC; 898 UNION STREET REALTY LLC; 594 6TH STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$3,500,000
2008-07-17Deed $1,366,000 — from JOHN SCHOFI, AS EXECUTOR; THE ESTATE OF ALICE MERHIGE to 896 UNION STREET REALTY LLC$1,366,000
2008-07-17Mortgage $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$993,750
2008-07-17AL&R $993,750 — from 896 UNION STREET REALTY LLC to FIRST CENTRAL SAVINGS BANK$993,750
2007
2007-01-19DOB violation LL6291:
2004
2004-07-26Tenant complaint: APPLIANCE — SPRINKER CERT
2004-02-13DOB violation LL6291:
2003
2003-03-19DOB violation LL6291:
2002
2002-03-26DOB violation LL6291:
1999
1999-09-09SAGE — from RONDOS, STEVEN T
1999-03-16DOB violation LL6291:
1998
1998-11-30DOB violation LANDMK:
1998-05-04DOB violation LL6291:
1997
1997-09-16DOB violation LL6291:
1997-02-10DOB violation LL6291:
1995
1995-08-29DOB violation LL6291:
1994
1994-06-01DOB violation LL6291:
1993
1993-08-16DOB violation LL6291:
1993-06-01DOB violation LL6291:
1979
1979-04-24Deed — from MERHIGE RICHARD; MERHIGE ALICE to MERHIGE ALICE
1973
1973-09-04LDMK — from CITY OF NEW YORK; CITY OF NY LANDMARK PRESERVATION COMMISS; CITY OF NY; CITY OF N Y LANDMA

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