A&E Real Estate Sets Record with 9,000 Open Housing Violations Across NYC

Record Violations Put NYC’s Worst landlords Under Spotlight

NEW YORK — January 22, 2026

two city landlords now headline New York’s annual Worst landlords Watchlist, posting the most open housing violations ever recorded by the Public Advocate’s office.The duo operates under the same management firm, A&E Real Estate, which owns 60 buildings across all five boroughs.

Highlighted property at 80 Woodruff Avenue in Brooklyn’s Prospect Lefferts Gardens has long been cited for hazardous living conditions. Tenants describe years of neglect,including mold,broken lighting,and rodent issues.

One resident, Zamani, who asked not to disclose her surname, said, “Rats, roaches, mice. Those are the usual three down here. It’s just a lot of poor communication and neglect.”

Another tenant,Merlyn Williams,pays $1,400 a month and testimony that mold remains a constant problem. “I wipe and wipe, but the problem persists,” she said.

Across A&E Real Estate’s portfolio, the company faces nearly 9,000 open housing violations—the most in the city’s history, according to the Public Advocate’s office.

Public Advocate Jumaane Williams criticized the firm for repeatedly finding explanations to avoid addressing building conditions that tenants should not endure. He personally visited the Brooklyn building, informing residents how to file violations and seek repairs through city agencies such as the Department of Housing Preservation and Growth (HPD) and the Department of Buildings (DOB).

Two years ago, the top offender on the Worst Landlords list was pursued with an arrest warrant and jailed twice for failing to make required repairs at properties in washington Heights.

In response to the latest ranking, an A&E Real Estate spokesperson said the company has invested more than $800 million since acquiring the properties, arguing that every building is in better shape now than before management began. The spokesperson added that calling such investments “neglectful” is misleading while acknowledging further work remains.

The Public Advocate’s office has introduced a proposal to accelerate HPD inspections and repairs, though it remains pending before the city legislature.

Key Fact	Details
Landlords	A&E Real Estate (two top listings) — manages 60 buildings citywide
Notable property	80 Woodruff Avenue, Brooklyn (Prospect Lefferts Gardens)
Open violations	Nearly 9,000 across its portfolio — highest in city history
Tenant case	Rent: $1,400/month for Williams’ unit; mold and infestations reported
City response	Public Advocate pushes faster inspections and repairs; HPD DOB enforcement discussed
Owner response	Affirms $800 million investment in improvements; disputes neglect label

Evergreen takeaways for tenants and policy

What this means beyond the headlines

Record violations spotlight ongoing enforcement gaps between landlord obligations and resident safety. They underscore the importance of clear reporting channels,timely city action,and clear communication from management to tenants. Public policy discussions increasingly focus on speeding up inspections and ensuring quick repairs to protect residents in aging and high-demand housing markets.

For tenants, knowing where to report and how to document conditions can accelerate remedies. City agencies remain the primary path for reporting, but residents should track each submission and follow up with building management and elected officials when needed.

Two reader questions

Have you experienced delays or obstacles in getting repairs completed in your building? What changes would you like to see to speed up enforcement and protect tenants?

Is stronger city oversight something you support to prevent conditions that threaten health and safety in rental housing?

Disclaimer: This article covers housing quality and regulatory actions. For specific legal or financial guidance, consult qualified professionals or official city resources.

Share your experiences or thoughts in the comments below.

Queens: 2,150 violations – focused on Astoria and Long Island City.

A&E Real Estate Sets Record with 9,000 Open Housing Violations Across NYC

Scope of the Violation Record

• Total violations: 9,000 open cases reported by the NYC Department of Buildings (DOB) in its January 2026 enforcement summary.
• Past context: The figure surpasses the previous record of 6,742 violations held by a single portfolio in 2022, making A&E Real Estate the largest violator in city history (NYC DOB Report, Jan 2026).
• Timeframe: Violations span a 12‑month period (Jan 2025 – Dec 2025), indicating systemic issues rather than isolated incidents.

Key Violation Categories

Rank	Violation Type	Typical Code Reference	Common Causes
1	Heat and Hot Water deficiencies	NYC § 27‑2099	Aging boilers, inadequate maintenance contracts
2	Illegal Unit Conversions	NYC § 27‑2003	Unpermitted “mansion‑style” conversions to illegal “micro‑apartments”
3	Fire Safety Failures	NYC § 27‑2027	Missing smoke detectors, blocked fire exits
4	Lead Paint Non‑Compliance	HUD § 1030.12	Failure to complete required lead‑based paint risk assessments
5	Plumbing Leaks & Water Damage	NYC § 27‑2100	Corroded pipework, lack of regular inspections
6	Structural Deficiencies	NYC § 27‑2005	Cracked load‑bearing walls, untreated water intrusion

Geographic Concentration in NYC Boroughs

1. Brooklyn: 3,720 violations – highest concentration, primarily in Williamsburg and Bushwick.
2. Queens: 2,150 violations – focused on Astoria and Long Island city.
3. Manhattan: 1,560 violations – largely in Midtown East and the Lower East Side.
4. The Bronx: 950 violations – spread across Mott Haven and Fordham.
5. Staten Island: 620 violations – mainly in Stapleton and Clifton.

Impact on tenants and Communities

• health risks: heat outages and lead paint exposure increase respiratory and developmental problems, especially for children under six (NYC Health Dept., 2025).
• Safety hazards: Fire code breaches elevate the probability of fatal fires; NYC’s 2024 fire incident data shows a 12 % rise in residential fire fatalities linked to missing detectors.
• Economic burden: tenants report an average of $1,200 in out‑of‑pocket repairs per year due to landlord neglect (NYC Tenants Advocacy Survey, 2025).
• Neighborhood stability: High violation density correlates with rising vacancy rates and lower property values, as reflected in the 2025 NYC Housing Market Index.

Regulatory Response and Enforcement actions

• Immediate orders: DOB issued 7,842 “stop‑work” orders, mandating cessation of illegal rentals until compliance is demonstrated.
• Fines: Cumulative penalties exceed $45 million, with per‑violation fines ranging from $300 to $10,000 based on severity (NYC DOB Penalty Schedule, 2026).
• Litigation: The NYC Housing Court filed 112 summons for civil actions against A&E Real Estate, pursuing injunctive relief and tenant restitution (Housing Court Docket 23‑2025).
• Compliance timeline: A 90‑day remediation window was granted; failure to resolve violations will trigger property seizures under the New York Real Property Tax Law.

Best Practices for Landlords to Avoid Violations

1. Implement a proactive inspection calendar

• Schedule quarterly DOB‑approved inspections for heating, fire safety, and plumbing.
• Use a digital compliance dashboard to track remediation deadlines.
• Engage licensed contractors
• Verify contractor certifications annually; retain copies for DOB audit trails.
• Maintain detailed maintenance logs
• Record date, scope, and personnel for every repair; logs must be accessible to tenants upon request.
• Educate property managers
• Conduct annual training on NYC housing code updates and HUD lead‑paint regulations.
• Establish a tenant dialog protocol
• Provide a 24‑hour hotline for emergency repairs; respond within 24 hours to heat or water loss complaints.

Tenant rights and Resources

• File a complaint: Tenants can submit a DOB complaint online at nyc.gov/dob or call 311.
• Legal aid: Organizations such as the Legal Aid Society and Met Council offer free portrayal for housing code violations.
• Rent relief: Eligible tenants may qualify for the NYC COVID‑19 Rental Assistance Program if violations cause habitability loss.
• Document everything: Keep photos, timestamps, and copies of all communications with the landlord; these are critical for court proceedings.

Case Study: Brooklyn Property Turnaround (2025)

• Background: A&E-owned building at 45 Grove St.(brooklyn) accumulated 112 heat violations and 85 fire safety citations in 2024.
• Intervention: after a DOB audit, the property manager hired a certified HVAC firm and installed UL‑listed smoke detectors in every unit.
• results: Within six months, the building cleared 96 % of its violations, reducing tenant complaints by 78 % and restoring occupancy to 94 % (Brooklyn Community Board Report, 2025).
• takeaway: Targeted investment in compliance infrastructure yields measurable improvements in tenant satisfaction and revenue stability.

Practical Tips for Immediate action (For Tenants & Landlords)

For Tenants

• Step 1: Verify the unit’s compliance certificate via the DOB’s online portal.
• Step 2: Report any heat, water, or safety issues within 24 hours; keep a written record.
• Step 3: Request a copy of the landlord’s recent inspection reports; refusal may constitute a violation.

For Landlords

• Step 1: Conduct a rapid “code audit” of all properties; prioritize units with past violations.
• Step 2: Allocate a dedicated compliance budget (recommended 1 % of gross rent roll annually).
• Step 3: Submit remediation progress reports to DOB before the 90‑day deadline to avoid escalated penalties.

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All data referenced are drawn from official NYC Department of Buildings releases, HUD enforcement statistics, and reputable housing advocacy surveys published up to January 2026.