# 86-15 Ava Place, Queens, NY 11432

BBL 4098840032 · Block 9884 · Lot 32 · BIN 4211286  
Canonical page: https://nycpropertyfacts.com/ny/queens/86-15-ava-place-4098840032  
Last updated: 2026-11-01 · Open-item counts as of 2026-11-06

## Summary

86-15 Ava Place (Queens, NY 11432; tax lot BBL 4098840032) is a 52-unit elevator apartment building (building class D1: elevator apartments, semi-fireproof, no stores), built around 1963, on a 24,125 sq ft lot zoned R5. City tax records list the owner as BLAIR HOUSE - AVA L.L.C.. The Department of Finance's final market value for tax year 2027 is $6,117,000. As of November 6, 2026 (limited by DOB Job Application Filings (BIS); other open-item sources were confirmed later), NYC Open Data shows four DOB jobs with a permit issued but no sign-off. There were 23 311 requests in the past 12 months and 24 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, “86-15 Ava Place, Queens, NY 11432 (BBL 4098840032)”, data as of 2026-11-06, https://nycpropertyfacts.com/ny/queens/86-15-ava-place-4098840032. Source: NYC Open Data.

## Neighborhood

Jamaica: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica

- Open HPD violations: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica/open-hpd-violations
- Active DOB violations: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica/active-dob-violations
- Active ECB violations: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica/active-ecb-violations
- Open DOB jobs: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica/open-dob-jobs
- Unpaid OATH tickets: https://nycpropertyfacts.com/ny/queens/neighborhoods/jamaica/unpaid-oath-tickets

## ZIP

Queens 11432: https://nycpropertyfacts.com/ny/queens/11432

## Nearby properties

Ordered by map distance among lots on this street within 40 house numbers and on this tax block within 15 lot numbers.

- 86-25 Ava Place (97 ft): https://nycpropertyfacts.com/ny/queens/86-25-ava-place-4098840027
- 86-05 Ava Place (99 ft): https://nycpropertyfacts.com/ny/queens/86-05-ava-place-4098840033
- 86-03 Ava Place (103 ft): https://nycpropertyfacts.com/ny/queens/86-03-ava-place-4098840034
- 86-01 Ava Place (114 ft): https://nycpropertyfacts.com/ny/queens/86-01-ava-place-4098840035
- 86-33 Ava Place (135 ft): https://nycpropertyfacts.com/ny/queens/86-33-ava-place-4098840023
- 86-10 Ava Place (182 ft): https://nycpropertyfacts.com/ny/queens/86-10-ava-place-4098820146
- 172-64 Henley Road (127 ft): https://nycpropertyfacts.com/ny/queens/172-64-henley-road-4098840036
- 172-61 Highland Avenue (142 ft): https://nycpropertyfacts.com/ny/queens/172-61-highland-avenue-4098840021

## Open items

| Item | Count |
|---|---|
| Open DOB jobs (permit issued, not signed off) | 4 |
| Active DOB violations | 0 |
| Active ECB violations | 0 |
| Open HPD violations | 0 |
| OATH tickets with unpaid balance | 0 |

## Lot & building

- Owner of record: BLAIR HOUSE - AVA L.L.C.
- Building class: D1 – Elevator apartments, semi-fireproof, no stores
- Year built: 1963
- Floors: 6
- Units: 52 residential / 52 total
- Lot area: 24,125 sq ft · Building area: 38,208 sq ft
- Zoning: R5
- Source: PLUTO (Dept. of City Planning) (https://data.cityofnewyork.us/d/64uk-42ks), city dataset updated 2026-08-24; last loaded 2026-11-07

## Tax assessment

- Tax year 2027 (final roll): market value $6,117,000, assessed value $2,752,650, 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 |
|---|---|---|---|
| 2024-08-16 | recorded (DEED) | DEED dated 2024-08-16 from BLAIR HOUSE, A NEW YORK PARTNERSHIP to BLAIR HOUSE - AVA L.L.C., no price stated ($0). | bnx9-e6tj |
| 1994-04-12 | recorded (DEED) | DEED dated 1994-04-12 from DONNER, SUSAN; DONNER, HERBERT; SZNAJDER, SYLVIA; DONNER, DOROTHY; BLAIR HOUSE; SZNAJDER, JAIME; MARKUS, DOROTHY DONNER to BLAIR HOUSE, no price stated ($0). | bnx9-e6tj |
| 1981-03-20 | recorded (DEED) | DEED dated 1981-03-20 from DON CARLTON INC to SUSAN DONNER; BLAIR HOUSE; DOROTHY DONNER; DOROTHY DONNER MARKUS; SYLVIA SZNAJDER; JAIME SZNAJDER; HERBERT DONNER, no price stated ($0). | bnx9-e6tj |
| 1981-03-20 | recorded (DEED) | DEED dated 1981-03-20 from DONNER HERBERT; BLAIR HOUSE; SZNAJDER JAIME; SZNAJDER SYLVIA; DONNER DOROTHY; DONNER SUSAN; MARKUS DONNER DOROTHY to DON CARLTON INC, no price stated ($0). | bnx9-e6tj |
| 1980-06-17 | recorded (DEED) | DEED dated 1980-06-17 from PANZUTO PHILIP N; PANZUTO ELEANOR to SYLVIA SZNAJDER; DOROTHY DONNER; HEBERT DONNER; BLAIR HOUSE; SUSAN DONNER; JAIME SZNAJDER; DOROTHY DONNER MARKUS, no price stated ($0). | bnx9-e6tj |
| 1966-06-03 | recorded (DEED) | DEED dated 1966-06-03 from ROTONDI PIA; ROTONDI SISTO to ELEANOR PANZUTO; PHILIP N PANZUTO, 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 |
|---|---|---|---|
| 2022-01-13 | open (Permit Entire) | DOB NOW job filing Q00591831-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2021-07-01 | open (Permit Entire) | DOB NOW job filing Q00549613-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2020-08-04 | open (Permit Entire) | DOB NOW job filing Q00343891-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2008-02-08 | open (PERMIT ISSUED - ENTIRE JOB/WORK) | BIS job 410064674 (A3 – Minor alteration (one type of work)): PERMIT ISSUED - ENTIRE JOB/WORK — permit issued, no sign-off on record. INSTALLING TELECOMMUNICATIONS CABINETSWITH DUNNAGE AND RELATED ANTENNA S ON ROOF ALL IN CONFORMANCE WITH TPPN5/98 NO CHANGE IN USE EGRESS OR OCCUPANCY | ic3t-wcy2 |
| 2025-03-17 | n/a (Permit Issued) | DOB NOW work permit for job Q00591831-I1: Antenna — Verizon- Replacement of antennas, RRH units & installation of GPS units on the roof. Removal of cabinet and installation of new cabinets on the existing platfo…. Issued 2025-03-17, expires 2025-08-30. | rbx6-tga4 |
| 2022-12-06 | n/a (Signed-off) | DOB NOW work permit for job Q08029816-I1: Antenna — DECOMMISSION OF EXISTING SPRINT/CW TELECOM SITE. REMOVE 2 EQUIPMENT PLATFROM S AND DUNNAGE, 2 GPS, 13 ANTENNAS, 9 RRH FROM ROOF. REMOVE CABLES FROM GROUND FLOO…. Issued 2022-12-06, expires 2023-04-01. | rbx6-tga4 |
| 2022-03-03 | n/a (Permit Issued) | DOB NOW work permit for job Q00591831-I1: Antenna — Verizon- Replacement of antennas, RRH units & installation of GPS units on the roof. Removal of cabinet and installation of new cabinets on the existing platfo…. Issued 2022-03-03, expires 2023-03-03. | rbx6-tga4 |
| 2021-07-06 | n/a (Signed-off) | DOB NOW work permit for job Q00549610-I1: Boiler Equipment — BOILER AND BURNER REPLACEMENT FOR USE WITH EXISTING NATURAL GAS AND EXISTING #2 OIL .. Issued 2021-07-06, expires 2022-01-13. | rbx6-tga4 |
| 2021-07-06 | n/a (Permit Issued) | DOB NOW work permit for job Q00549613-I1: Plumbing — RECONNECT EXISTING GAS LINE TO REPLACEMENT BURNER AND REPLACE GAS TRAIN . GAS TO GAS REPLACEMENT .. Issued 2021-07-06, expires 2022-07-06. | rbx6-tga4 |
| 2020-10-20 | n/a (Permit Issued) | DOB NOW work permit for job Q00343891-I1: Antenna — Verizon - Installation and replacement of telecommunication antennas on the roof. Replacement of existing equipment cabinet on roof. All work is in compliance …. Issued 2020-10-20, expires 2021-10-20. | rbx6-tga4 |
| 2019-11-18 | n/a (Signed-off) | DOB NOW work permit for job Q00232042-I1: Antenna — Installation of NYC DEP antenna site. Install (2) new antennas on the parapet, Install (1) DCU equipment cabinet at parapet on roof and related solar panel mou…. Issued 2019-11-18, expires 2020-07-01. | rbx6-tga4 |
| 2017-12-18 | n/a (ISSUED (renewal)) | BIS work permit for job 421526799: Alteration / Other / general construction. Issued 2017-12-18, expires 2018-12-13. | ipu4-2q9a |
| 2017-11-30 | n/a (ISSUED (initial)) | BIS work permit for job 421526799: Alteration / Other / general construction. Issued 2017-11-30, expires 2017-12-13. | ipu4-2q9a |
| 2012-09-12 | n/a (ISSUED (renewal)) | BIS work permit for job 420577717: Alteration / Other / general construction. Issued 2012-09-12, expires 2013-09-01. | ipu4-2q9a |
| 2012-07-03 | n/a (ISSUED (renewal)) | BIS work permit for job 420518229: Alteration / Other / general construction. Issued 2012-07-03, expires 2013-01-30. | ipu4-2q9a |
| 2012-07-02 | n/a (ISSUED (initial)) | BIS work permit for job 420577717: Alteration / Other / general construction. Issued 2012-07-02, expires 2012-09-01. | ipu4-2q9a |
| 2012-02-10 | n/a (ISSUED (initial)) | BIS work permit for job 420518229: Alteration / Other / general construction. Issued 2012-02-10, expires 2012-07-02. | ipu4-2q9a |
| 2010-09-02 | n/a (ISSUED (initial)) | BIS work permit for job 420241839: Alteration / Other / general construction. Issued 2010-09-02, expires 2011-01-01. | ipu4-2q9a |
| 2010-05-28 | n/a (ISSUED (initial)) | BIS work permit for job 420184231: Alteration / Other / general construction. Issued 2010-05-28, expires 2011-05-16. | ipu4-2q9a |
| 2009-01-20 | n/a (ISSUED (renewal)) | BIS work permit for job 410016227: Alteration / Other / general construction. Issued 2009-01-20, expires 2010-01-01. | ipu4-2q9a |

Showing 20 of 29. Full list: https://nycpropertyfacts.com/api/v1/property/4098840032/permits

## Open violations (DOB, ECB, HPD)

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

No records found.

## 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.

No records found.

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

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

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-02-08 | 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 |
| 2026-02-08 | closed (CLOSE) | HPD complaint (apt 2H): 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 |
| 2025-12-02 | 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 |
| 2025-11-29 | 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 |
| 2025-11-29 | closed (CLOSE) | HPD complaint (apt LE): Paint/Plaster – Ceiling; Heat/Hot Water – Apartment Only. HPD attempted to conduct an inspection in response to this complaint, but was unable to complete the inspection. Please submit a new service request with 311 if the condition still exists. For more i… | ygpa-z7cr |
| 2025-11-28 | 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 |
| 2025-11-17 | 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 |
| 2025-05-06 | closed (CLOSE) | HPD complaint (apt 6B): Plumbing – Water Supply. An HPD Inspector was not able to gain access to inspect this complaint. The Inspector left a card at the time of the inspection and a letter was sent from HPD after the inspection attempt to encourag… | ygpa-z7cr |
| 2025-02-18 | 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 |
| 2025-02-17 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. HPD responded to a complaint of no heat or hot water in the building. An occupant of the building confirmed heat and hot water had been restored when the Inspector attempted to conduct the inspection… | ygpa-z7cr |
| 2025-01-02 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. HPD conducted an inspection of this complaint. The conditions observed by the inspector did not violate the housing laws enforced by HPD. The complaint has been closed. | ygpa-z7cr |
| 2024-12-06 | closed (CLOSE) | HPD complaint (apt BLDG): Heat/Hot Water – Entire Building. HPD responded to a complaint of no heat or hot water in the building. An occupant of the building confirmed heat and hot water had been restored when the Inspector attempted to conduct the inspection… | ygpa-z7cr |
| 2024-02-21 | closed (CLOSE) | HPD complaint (apt 2B): 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 |
| 2023-12-23 | closed (CLOSE) | HPD complaint (apt BLDG): 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 |
| 2023-12-02 | closed (CLOSE) | HPD complaint (apt BLDG): 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 |

Showing 15 of 47. Full list: https://nycpropertyfacts.com/api/v1/property/4098840032/complaints

## 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 BLAIR HOUSE - AVA L.L.C.. | 64uk-42ks |
| 2024-08-16 | recorded | Grantee (buyer) on the most recent deed (DEED, 2024-08-16). | 636b-3b5g |
| 2026-09-01 | current_registration | HPD registration contact: Shareholder Lita Aeder, business city Jamaica. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: HeadOfficer Adam Donner, business city Jamaica. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: Officer Lita Aeder, business city Jamaica. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: CorporateOwner (BLAIR HOUSE - AVA LLC), business city Jamaica. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: Shareholder Adam Donner, business city Jamaica. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: SiteManager Robert Lelcaj. | feu5-w2e2 |
| 2026-09-01 | current_registration | HPD registration contact: Agent Hebert Donner, business city Jamaica. | 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/4098840032