# 41-34 Frame Place, Queens, NY 11355

BBL 4050400032 · Block 5040 · Lot 32 · BIN 4114215  
Canonical page: https://nycpropertyfacts.com/ny/queens/41-34-frame-place-4050400032  
Last updated: 2026-10-31 · Open-item counts as of 2026-10-31

## Summary

41-34 Frame Place (Queens, NY 11355; tax lot BBL 4050400032) is a 65-unit elevator apartment building (building class D4: elevator co-op), built around 1963, on a 12,900 sq ft lot zoned R6. City tax records list the owner as RIDGE APARTMENT OWNERS CORP.. The Department of Finance's final market value for tax year 2027 is $4,680,000. As of October 31, 2026, NYC Open Data shows one DOB job with a permit issued but no sign-off, two active DOB violations, two active ECB violations, six open HPD violations and four OATH tickets with an unpaid balance. There were four 311 requests in the past 12 months and nine HPD complaints since 2019. (Source: NYC Open Data — DOB, HPD, OATH, DOF, DCP and ACRIS datasets — compiled by NYC Property Facts.)

How to cite: NYC Property Facts, “41-34 Frame Place, Queens, NY 11355 (BBL 4050400032)”, data as of 2026-10-31, https://nycpropertyfacts.com/ny/queens/41-34-frame-place-4050400032. Source: NYC Open Data.

## Open items

| Item | Count |
|---|---|
| Open DOB jobs (permit issued, not signed off) | 1 |
| Active DOB violations | 2 |
| Active ECB violations | 2 |
| Open HPD violations | 6 |
| OATH tickets with unpaid balance | 4 |

## Lot & building

- Owner of record: RIDGE APARTMENT OWNERS CORP.
- Building class: D4 – Elevator co-op
- Year built: 1963
- Floors: 6
- Units: 65 residential / 65 total
- Lot area: 12,900 sq ft · Building area: 51,480 sq ft
- Zoning: R6
- Source: PLUTO (Dept. of City Planning) (https://data.cityofnewyork.us/d/64uk-42ks), data as of 2026-11-02

## Tax assessment

- Tax year 2027 (final roll): market value $4,680,000, assessed value $2,106,000, tax class 2
- Source: DOF Property Valuation and Assessment Data (https://data.cityofnewyork.us/d/8y4t-faws)

## Sales & deeds (ACRIS)

Deeds recorded with the City Register. amount 0 usually means a non-market transfer. lots_in_deed > 1 means the price covers several lots.

| Date | Status | Description | Source |
|---|---|---|---|
| 1988-12-01 | recorded (DEED) | DEED dated 1988-12-01 from RIDGE REALTY CO D/B/A; STARCIC, IVAN to RIDGE APTS OWNERS CORP, no price stated ($0). | bnx9-e6tj |
| 1987-07-07 | recorded (DEED) | DEED dated 1987-07-07 from TRILOGY REALTY CORP to STARCIC, IVAN; RIDGE REALTY CO DBA, no price stated ($0). | bnx9-e6tj |
| 1986-12-24 | recorded (DEED) | DEED dated 1986-12-24 from 41-34 FRAME PLACE COMP to TRILOGY RL CORP, no price stated ($0). | bnx9-e6tj |
| 1986-12-24 | recorded (DEED) | DEED dated 1986-12-24 from TRILOGY RLTY CORP to RIDGE REALTY CO.,, no price stated ($0). | bnx9-e6tj |
| 1982-11-04 | recorded (DEED) | DEED dated 1982-11-04 from BECKER, ABRAHAM A.; WOHL, ROBERT; PALLEY, SAMUEL(EX/OF) to FRAME PLACE COMPANY, no price stated ($0). | bnx9-e6tj |
| 1973-02-07 | recorded (DEED) | DEED dated 1973-02-07 from 41 FRAME CORP to SAMUEL PALLEY EXTRX OF; ROBERT WOHL INDIV; ABRAHAM A BECKER INDIV, no price stated ($0). | bnx9-e6tj |
| 1973-02-02 | recorded (DEED) | DEED dated 1973-02-02 from BECKER ABRAHAM EXEC OF; WOHL ROBERT to 41 FRAME CORP, no price stated ($0). | bnx9-e6tj |
| 1967-10-24 | recorded (DEED) | DEED dated 1967-10-24 from GOLDSTAR APTS INC to ROBERT WOHL; ABRAHAM A BECKER; SAMUEL PATTEY, no price stated ($0). | bnx9-e6tj |

## Open DOB jobs and recent work permits

A DOB "job" is an application to do construction work. status "open" = a permit was issued but DOB has no record of final sign-off. Work permits are listed with type "work_permit" and their DOB permit status (they are not counted as open items).

| Date | Status | Description | Source |
|---|---|---|---|
| 2019-03-27 | open (Permit Entire) | DOB NOW job filing Q00142062-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2026-03-10 | n/a (Signed-off) | DOB NOW work permit for job Q01254436-I1: Structural — Garage ceiling repairs including concrete encasement and concrete slab spall repair. No change to use, egress, or occupancy.. Issued 2026-03-10, expires 2026-08-30. | rbx6-tga4 |
| 2020-07-16 | n/a (Signed-off) | DOB NOW work permit for job Q00250984-I1: Plumbing — LEGALIZE GAS WORK IN BASEMENT LAUNDRY ROOM AS PER DOB VIOLATION 039011142M.. Issued 2020-07-16, expires 2021-07-16. | rbx6-tga4 |
| 2019-08-12 | n/a (ISSUED (renewal)) | BIS work permit for job 421952328: Equipment work / Other / general construction. Issued 2019-08-12, expires 2020-08-27. | ipu4-2q9a |
| 2019-06-10 | n/a (ISSUED (initial)) | BIS work permit for job 421952328: Equipment work / Other / general construction. Issued 2019-06-10, expires 2019-08-28. | ipu4-2q9a |
| 2019-03-28 | n/a (Permit Issued) | DOB NOW work permit for job Q00142062-I1: Sidewalk Shed — Installation of temporary sidewalk shed per plan submitted. Work shall comply with 2014 building code chapter 33. No change in use/egress and/or occupancy with…. Issued 2019-03-28, expires 2020-09-30. | rbx6-tga4 |
| 2002-07-10 | n/a (ISSUED (initial)) | BIS work permit for job 401374810: Equipment work / Other / general construction. Issued 2002-07-10, expires 2003-05-01. | ipu4-2q9a |
| 2001-11-27 | n/a (ISSUED (initial)) | BIS work permit for job 401374810: Equipment work / Fuel storage. Issued 2001-11-27, expires 2002-03-06. | ipu4-2q9a |

## Open violations (DOB, ECB, HPD)

status "open" = DOB violation category is ACTIVE, ECB violation status is ACTIVE, or HPD violation status is Open.

| Date | Status | Description | Source |
|---|---|---|---|
| 2024-12-01 | open (V-DOB VIOLATION - ACTIVE) | DOB violation (EGRADE-FAILURE TO POST ENERGY GRADE/SCORE NONE): FAILURE TO DISPLAY ENERGY EFFICIENCY SCORE AND ENERGY EFFICIENCY GRADE AS PER ADCODE SEC. 28-309.12.3. Active — not recorded as resolved or dismissed. | 3h2n-5cm9 |
| 2018-04-06 | open (V-DOB VIOLATION - ACTIVE) | DOB violation (LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED): VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2016 INSPECTION REPORT. Active — not recorded as resolved or dismissed. | 3h2n-5cm9 |
| 2019-10-11 | open (violation status ACTIVE; hearing status IN VIOLATION; certification NO COMPLIANCE RECORDED) | ECB (DOB) violation, class - 2: FAILURE TO MAINTAIN BUILDING IN CODE COMPLIANT MANNER. AT TIME OF INSPECTION IN LAUNDRY ROOM I OBSERVED ILLEGAL FERNCO COUPLING, AND PVC PIPING ON WASTE LINES. OBSERVED ILLEGAL PRO- VENT , REPAIR AND/OR REPLACE. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: found in violation. Certification of correction: no compliance recorded. | 6bgk-3dad |
| 2020-12-22 | open (violation status ACTIVE; hearing status IN VIOLATION; certification NO COMPLIANCE RECORDED) | ECB (DOB) violation, class - 2: FAILURE TO MAINTAIN BUILDING IN A CODE COMPLIANT MANOR. AT TIME OF INSPECTION THE VIOLATING CONDITIONS ARE AS FOLLOWS. NO LOCAL LAW BENCHMARK OBSERVED POSTED IN A CONSPICUOUS LOCATION IN THE ENTRANCE AS REQUIRE. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: found in violation. Certification of correction: no compliance recorded. | 6bgk-3dad |
| 2025-12-08 | open (Invalid Certification) | HPD class C violation (Class C) in apt 2A: § 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST. Open — not recorded as corrected. | wvxf-dwi5 |
| 2025-12-08 | open (Invalid Certification) | HPD class C violation (Class C) in apt 2A: § 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 MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 2A, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST. Open — not recorded as corrected. | wvxf-dwi5 |
| 2025-12-08 | open (Invalid Certification) | HPD class C violation (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 MISSING OR DEFECTIVE HINGES AT FIRE DOOR AT WEST WALL LEADING TO STAIR A AT PUBLIC HALL, 1st STORY. Open — not recorded as corrected. | wvxf-dwi5 |
| 2013-03-28 | open (Defect Letter Issued) | HPD class C violation (Class C) in apt 4H: § 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) CEILING IN THE KITCHEN LOCATED AT APT 4H, 4th STORY, 1st APARTMENT FROM EAS…. Open — not recorded as corrected. | wvxf-dwi5 |
| 2013-03-28 | open (Defect Letter Issued) | HPD class C violation (Class C) in apt 4H: § 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) DOOR FRAME FROM EAST AT SOUTH WALL IN THE BATHROOM LOCATED AT APT 4H, 4th S…. Open — not recorded as corrected. | wvxf-dwi5 |
| 2013-03-25 | open (Not Complied With) | HPD class B violation (Class B) in apt 3H: SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... CEILING IN THE BATHROOM LOCATED AT APT 3H, 3rd STORY, APARTMENT AT SOUTH. Open — not recorded as corrected. | wvxf-dwi5 |

## OATH tickets with unpaid balance or pending

status "open" = balance due > $0 after a decision (cases awaiting a hearing are "pending"). default=true means the respondent did not appear.

| Date | Status | Description | Source |
|---|---|---|---|
| 2024-09-04 | open (DOCKETED · DEFAULTED) | OATH ticket from Fire Department Of Nyc: INSPECTION AND TESTING. Unpaid balance $1,000. Respondent defaulted (did not appear). | jz4z-kudi |
| 2024-03-04 | open (DOCKETED · DEFAULTED) | OATH ticket from Fire Department Of Nyc: ROOFTOP ACCESS AND MEANS OF EGRESS. Unpaid balance $2,000. Respondent defaulted (did not appear). | jz4z-kudi |
| 2023-10-23 | open (DOCKETED · DEFAULTED) | OATH ticket from Fire Department Of Nyc: INSPECTION AND TESTING. Unpaid balance $1,000. Respondent defaulted (did not appear). | jz4z-kudi |
| 2020-03-28 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Recycling: DIRTY SIDEWALK DIRTY AREA. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |

## Complaints (HPD since 2019, 311 last 12 months)

Complaints are reports, not violations. status mirrors the published complaint / request status.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-02-14 | closed (CLOSE) | HPD complaint (apt 6J): Heat/Hot Water – Apartment Only. The Department of Housing Preservation and Development was not able to gain access to your apartment or others in the building to inspect for a lack of heat or hot water. The complaint has been close… | ygpa-z7cr |
| 2025-12-04 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. The Department of Housing Preservation and Development was not able to gain access to your apartment or others in the building to inspect for a lack of heat or hot water. The complaint has been close… | ygpa-z7cr |
| 2021-11-08 | closed (CLOSE) | HPD complaint (apt BLDG): Electric – No Lighting. The Department of Housing Preservation and Development inspected the following conditions. No violations were issued. The complaint has been closed. | ygpa-z7cr |
| 2020-12-05 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. More than one complaint was received for this building-wide condition. This complaint status is for the initial complaint.The Department of Housing Preservation and Development contacted a tenant in … | ygpa-z7cr |
| 2020-12-05 | closed (CLOSE) | HPD complaint (apt 6G): Heat/Hot Water – Entire Building. The Department of Housing Preservation and Development responded to a complaint of no heat or hot water and was advised by a tenant in the building that heat and hot water had been restored. If the c… | ygpa-z7cr |
| 2020-11-19 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. More than one complaint was received for this building-wide condition. This complaint status is for the initial complaint.The Department of Housing Preservation and Development contacted a tenant in … | ygpa-z7cr |
| 2020-11-19 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. More than one complaint was received for this building-wide condition. This complaint status is for the initial complaint.The Department of Housing Preservation and Development contacted a tenant in … | ygpa-z7cr |
| 2020-11-19 | closed (CLOSE) | HPD complaint (apt 42): Heat/Hot Water – Entire Building. The Department of Housing Preservation and Development responded to a complaint of no heat or hot water and was advised by a tenant in the building that heat and hot water had been restored. If the c… | ygpa-z7cr |
| 2019-08-03 | closed (CLOSE) | HPD complaint (apt BLDG): Elevator – Maintenance; Unsanitary Condition – Garbage/Recycling Storage. The Department of Housing Preservation and Development inspected the following conditions. No violations were issued. The complaint has been closed. | ygpa-z7cr |
| 2026-08-26 | closed (Closed) | 311 request to DOT: Curb Condition – Curb Defect-Metal Protruding. | erm2-nwe9 |
| 2026-02-14 | closed (Closed) | 311 request to HPD: HEAT/HOT WATER – APARTMENT ONLY. | erm2-nwe9 |
| 2026-02-08 | closed (Closed) | 311 request to DOHMH: Smoking or Vaping – Allowed in Smoke Free Area. | erm2-nwe9 |
| 2025-12-04 | closed (Closed) | 311 request to HPD: HEAT/HOT WATER – ENTIRE BUILDING. | erm2-nwe9 |

## Owners & contacts

Owner of record comes from city tax records (PLUTO) and can lag behind recent sales.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-08-24 | current | City tax records (PLUTO) list the owner as RIDGE APARTMENT OWNERS CORP.. | 64uk-42ks |
| 1988-12-01 | recorded | Grantee (buyer) on the most recent deed (DEED, 1988-12-01). | 636b-3b5g |
| 2026-08-19 | current_registration | HPD registration contact: SiteManager Mirsad Kotaj. | feu5-w2e2 |
| 2026-08-19 | current_registration | HPD registration contact: CorporateOwner (RIDGE APARTMENT OWNERS CORP), business city Douglaston. | feu5-w2e2 |
| 2026-08-19 | current_registration | HPD registration contact: Agent Michael Starcic (RIDGE REALTY MANAGEMENT LLC), business city Douglaston. | feu5-w2e2 |
| 2026-08-19 | current_registration | HPD registration contact: Officer Fe Callano, business city Douglaston. | feu5-w2e2 |
| 2026-08-19 | current_registration | HPD registration contact: HeadOfficer Ivan Starcic, business city Douglaston. | feu5-w2e2 |

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Independent site. Data from NYC Open Data; not affiliated with the City of New York. Not a title search or official record; verify with the issuing agency. JSON: https://nycpropertyfacts.com/api/v1/property/4050400032