SAMPLE — SYNTHESIZED DATA This report uses fictional data for a fictional building. Real reports use only verifiable public records. ← Back to reports overview

LEVEL 3 · FULL FORENSIC AUDIT · SAMPLE

125 Sample Avenue

125 Sample Avenue, New York, NY 10001

BBL: 1234567890 Report date: 2026-05-21 Version: 1.24 Pages: ~74
D+

Forensic governance grade

HPD density + open Class C + unpaid ECB fines

74HPD Violations
4Class C
$38KECB Fines
142311 Complaints
D+Grade

Table of contents

  1. Executive Summary
  2. Risk Dashboard
  3. Building Identity
  4. How This Building Compares
  5. Why This Building Received Its Grade
  6. Findings by Dimension
  7. Borough Peer Comparison L3
  8. Managing-Agent Portfolio L3
  9. Estimated Extraction
  10. Boiler & Elevator Inventory
  11. Public Advocate Watchlist
  12. DEP Water Consumption
  13. FDNY Incident Patterns
  14. Derived Signals
  15. Data-Source Coverage Ledger
  16. Reserve-Fund Adequacy L3
  17. Facade Inspection Scheme
  18. Legislative Gaps
  19. What You Can Do
  20. Primary Sources
  21. Appendix A: Alteration Filing Detail L3
  22. Appendix B: Press Cross-Reference L3
  23. Legal Disclaimers

Executive Summary

This is a forensic governance audit of 125 Sample Avenue, a 156-unit, 14-story condominium built in 1962 (148,200 gross sq ft). It compiles HPD violations, DOB and DOB NOW SAFETY filings, ECB/OATH enforcement, AG REFB offering-plan amendments, ACRIS master filings, HPD-initiated housing-court litigation, DHCR rent-stabilization history, NYC Public Advocate Worst Landlord Watchlist, FDNY dispatch activity, DOF sales and water-billing records, and every derived cross-dataset signal into one continuous document. Where the audit carries a modeled or estimated value, it is explicitly labeled with its methodology.

Headline findings

  • Managing agent's portfolio averages 1.8x the citywide HPD-violations median.
  • 4 Class C (immediately hazardous) violations — 2 still open.
  • $38,200 in ECB/OATH fines imposed; $12,400 still owed.
  • LL11 Cycle 8 filed late; $4,400 penalty assessed.
  • 421-a abatement expired 2022 — carrying costs reverted to full Class 2 rate.
  • Sidewalk shed continuously in place for 4 years (2021-2025).
  • Sponsor retained 3 units 18 years post-declaration — lingering overhang.
  • LL97 emissions trending above 2030 cap; projected $11,400/yr penalty.

Risk Dashboard

HPD violation density
62
Class C (immediately hazardous)
55
ECB / OATH fines
48
Emergency repairs (HPD-initiated)
20
Litigation exposure
35
DOB construction filings
40
Sidewalk-shed presence
55
Facade (LL11 / FISP)
45
Energy & emissions (LL84/87/97)
38
Building conditions
30
Tax & financial
65
311 complaint density
42
Rent stabilization
15

1. Building Identity

1.1 HPD Registration Details

Borough / neighborhoodManhattan / Sample Heights
ZIP10001
Year built1962
Units156
Floors / sq ft14 / 148,200
Building classR6 — Residential Condominium
Owner of recordBd of Mgrs of 125 Sample Avenue Condominium
Sponsor LLC125 Sample Holdings LLC
Managing agentAcme Property Management, Inc. (since 2019)

1.2 Civic Context & Common-Charge Estimate

Estimated common-charge band: $800-$1,400/month (modeled).

Sources: PLUTO, HPD Building Registration, ACRIS.

2. How This Building Compares to a Well-Run One

DimensionWell-run targetThis building
HPD violations (all classes)0-5 total74 (4 Class C)
HPD violation correction time<30 days median47 days median
ECB / OATH fines imposed$0$38,200
Emergency Repair orders01 ($8,100)
Litigation (total cases)0-17 (1 open)
Facade status (FISP)SAFE, on-timeSWARMP, cycle 8 late
LL84 ENERGY STAR score≥7562
LL97 projected penalty$0$11,400/yr est. (2030+)
311 complaints (5y)<20142
Public Advocate WatchlistNot listedNot listed

3. Why This Building Received Its Grade

D+
  • HPD violation density > 0.40 per unit (0.47 actual) — base grade capped at C+.
  • 4 Class C violations with 2 still open — dropped one letter.
  • ECB/OATH balance > $10,000 unpaid — dropped one letter.
  • 421-a expiration without TCB disclosure in offering plan for 14 years — context flag.

Grades run A+ through F. Base grade is set by HPD violation density, then adjusted downward by triggers. One letter drops per two triggers.

4. Findings by Dimension

4.1 HPD Violations

74Total
47Class A
23Class B
4Class C

Median correction: 47 days. Open: 6. Top category: Plumbing / leaks (HEAT/HOT WATER, WATER LEAK).

4.2 ECB / OATH Penalties

Total violations18
Fines imposed$38,200
Balance owed$12,400
Default rate22%

ECB / OATH respondent split — owner vs vendor L3

ClassCasesImposedBalanceTop agency
Owner-respondent11$28,400$10,200DOB
Vendor / contractor5$7,800$1,600FDNY
Unclassified2$2,000$600DEP

4.3 Emergency Interventions

ERP orders: 1 ($8,100). Vacate: 0. Evictions: 0.

4.4 Litigation Index

Total: 7. Open: 1.

4.5 Construction & Certificate of Occupancy

Post-occupancy filings: 31. C-of-O: Temporary C-of-O issued 2009; permanent C-of-O 2011.

Sidewalk-shed finding: 4 continuous years (2021-2025).

4.6 Facade Inspection (LL11 / FISP)

Current cycle / status9 (2020-2025) — SWARMP filed
Engineer of recordSample & Associates Engineering, PC
Penalties to date$4,400

Detailed FISP filings — QEWI per cycle L3

CycleYearStatusQEWI engineer
72015SAFEPrior Engineer, PE
82020SWARMP (late filing)Sample & Associates Engineering, PC
92023SWARMP (in progress)Sample & Associates Engineering, PC

NYSED OP licensure verification L3

ProfessionalSourceStatus
JOHN DOE, PEFISP Cycle 9 QEWIVerification not yet performed
JANE SMITH, RADOB Job applicantVerification not yet performed

4.7 Energy & Emissions

LL84 (2024): ENERGY STAR 62/100, EUI 118.4. LL33: C.

LL87: 2022. Filed (next due 2032).

LL97: $0 in 2024 compliance period; estimated $11,400/year starting 2030 if no upgrades.

LL97 emissions trajectory — multi-year L3

YearActual GHG (tCO2e/ksf)2024-29 capOver/under
2021 9.1 6.75 +35%
2022 8.8 6.75 +30%
2023 8.5 6.75 +26%
2024 8.2 6.75 +21%

4.8 Building Conditions

Rodent inspections2
Bedbug filings1
Elevators / Boilers3 / 2

FDNY risk-based inspections L3

DateTypeResultNotes
2023-11-14Risk-BasedCompliantSprinkler + standpipe OK
2021-06-08Risk-BasedDeficiencyFire-alarm panel bypass

DCWP-licensed businesses L3

BusinessCategoryStatusExpires
Sample Garage Corp.GarageActive2027-03-31
Sample Laundry LLCLaundromatActive2026-12-31

4.9 Tax & Financial

Assessed value$42,800,000
Abatement421-a (15-year) — EXPIRED
2025 tax bill$4,180,000

Active tax abatements & exemptions (per-unit walk) L3

Program codeProgramUnitsMedian expiryStatus
41101421-a (15-year)1562022Expired

Recent unit sales:

DateUnitSale price
2024-11-188-D$1,210,000
2024-06-033-A$485,000
2023-08-2212-C$1,485,000

4.10 Offering Plan & Regulatory Record L3

AG REFB offering plan

AG file numberCD-07-0481
Declaration date2008-03-12
Total amendments11
Most recent2022-09-14

Notable amendments

  • #3 (2009-06): unit-mix reduction (originally 180 units, reduced to 156)
  • #7 (2014-01): sponsor reserved 'right of approval' over board contracts >$250K
  • #11 (2022-09): 421-a phase-out disclosure (added 14 years after declaration)

ACRIS master filings

DateTypeParties
2008-03-12Declaration of Condominium125 Sample Holdings LLC
2008-03-12By-LawsBd of Mgrs of 125 Sample Avenue Condominium
2008-04-01Blanket Mortgage (construction)Sample Bank NA → 125 Sample Holdings LLC
2012-06-15Satisfaction (blanket mortgage)Sample Bank NA
2022-09-14Amended DeclarationBd of Mgrs — 421-a phase-out

NYS DOS corporate standing

EntityTypeStandingJurisdiction
125 Sample Holdings LLCSponsorActiveDelaware (registered NY)
Acme Property Management, Inc.Managing AgentActiveNew York

4.11 Declaration & By-Laws — Legal Pitfalls Checklist L3

StatuteIssueStatus
RPL §339-wAmendment threshold — supermajority (67%) required?Check your declaration
RPL §339-zBoard's power to levy special assessments without unit-owner voteNY law permits; no required vote
RPL §339-mInsurance requirements — D&O coverage mandated?Check your declaration
RPL §339-u/vSponsor's retained right of first refusal or approvalSunset clause?
13 NYCRR §20.3AG REFB offering-plan amendment requirements11 amendments on file
N-PCL §722/605Board member indemnification scopeCheck your by-laws
Levandusky standardBusiness judgment rule shields board discretionAwareness item
BCL §1507Managing-agent contract term and renewalCheck contract

4.12 311 Resident Complaints

TypeCount
Heat / hot water38
Noise (residential)22
Water leak (interior)17
All categories, 5 years142

5. Borough Peer Comparison L3

DimensionThis buildingManhattan median
HPD violations per unit 0.47 0.26 Above
ECB fines per unit $245 $89 Above
LL84 ENERGY STAR 62 71 Below
311 complaints (5y) 142 67 Above
DOB job filings 31 18 Above

Age-cohort comparison (buildings built 1955-1970)

DimensionThis buildingCohort median
HPD violations per unit 0.47 0.31 Above
ECB fines per unit $245 $112 Above

6. Managing-Agent Portfolio L3

AgentAcme Property Management, Inc.
Buildings in CCNYC catalog8
Total units managed1,240
Portfolio avg HPD/unit0.48
Portfolio avg ECB/unit$210
AEP-listed buildings1

Worst buildings in portfolio

BuildingHPD violationsGrade
400 Sample Blvd92F
125 Sample Avenue74D+
88 Sample Lane41C-

7. Estimated Extraction

REQ
VAD
DSC
FINES
Required by law$412,000
Value-add reinvestment$1,538,000
Discretionary opaque$155,000
ECB/OATH fines + HPD ERP$46,300
Headline extraction$201,300

8. Boiler & Elevator Inventory

Boilers

DeviceTypeAgeLast inspectionStatus
BLR-001Gas-fired HW5 years2024-10-04PASSED
BLR-002Gas-fired HW (backup)18 years2024-10-04PASSED

Elevators

DeviceTypeAgeLast inspectionStatus
ELV-APassenger12 years2024-11-12PASSED w/ 3 minor deficiencies
ELV-BPassenger12 years2024-11-12PASSED
ELV-CFreight14 years2024-09-30PASSED

9. Public Advocate Worst Landlord Watchlist

This building does not match any landlord on the current Watchlist. Snapshot: 2025-11-15.

10. DEP Water Consumption

No DEP water-consumption record at this BBL. Coverage is NYCHA-heavy; most private condos show no record.

11. FDNY Incident Patterns (Zip-Level)

Structural fires47
Non-structural fires312
Medical1214
Non-medical269
Total (5y, zip 10001)1,842

12. Derived Signals

  • Facade engineer retained for 3 consecutive FISP cycles — see LL11 narrative for engineer-contractor referral pattern.
  • Managing agent's portfolio HPD-violations median is 1.8x citywide — above-median risk concentration.
  • 421-a expired 2022 but AG REFB amendment disclosing phase-out was filed 2022 — 14-year disclosure gap.
  • 4 of 31 DOB job filings classified as discretionary-opaque (extraction candidates).
  • Sponsor retains 3 units 18 years post-declaration; amendment velocity >1.0/year during control period.
  • LL97 emissions trending 21% above 2030 cap on 4-year decline trajectory.

13. Data-Source Coverage Ledger

Every source checked. Absence is a finding, not an omission.

SourceStatusRecords
HPD Violations Present 74
HPD Registration Present 1
HPD Complaints Present 89
HPD Litigations Present 3
HPD Emergency Repairs Present 1
HPD Bedbug Filings Present 1
DOB Complaints Present 21
DOB Jobs (legacy + NOW) Present 31
DOB FISP / LL11 Present 3
DOB NOW Boiler Present 2
DOB NOW Elevator Present 3
ECB / OATH Present 18
LL84 Benchmarking Present 1
LL84 Multi-year History Present 4
DOF Sales Present 3
DOF Exemptions Present 1
DHCR Rent Stabilization None found —
DEP Water Consumption None found —
311 Service Requests Present 142
FDNY Dispatch (zip-level) Present 1842
FDNY Risk-Based Inspections Present 2
NYC Public Advocate Watchlist None found —
DOHMH Rodent Inspections Present 2
DOHMH Cooling Tower Registry None found —
PLUTO Present 1
ACRIS Master Filings Present 14
AG REFB Offering Plan Present 1
NYS DOS Entity Search Present 2
DCWP Licensed Businesses Present 2
NYSED OP Licensure Pending —

14. Reserve-Fund Adequacy L3

Estimated healthy reserve (age-based model)$3,200,000
Visible capital spend (10y, DOB filings)$4,124,800
Estimated gap$1,100,000

Age-based replacement lifecycle (roof 25y, boiler 30y, elevator 25y, facade 10y cycle) x unit count x NYC cost indices.

15. The Facade Inspection Scheme

LL11/FISP requires every building over six stories to commission an exterior wall inspection every five years. The result is a $40,000-per-cycle recurring cost flowing through a closed ecosystem of QEWI engineers and their preferred restoration contractors.

Building-agnostic analytical narrative.

16. Legislative Gaps

New York requires licensure for barbers but not for the person managing a $200M residential building. This section catalogs the regulatory gaps: no managing-agent licensure, no mandatory reserve-fund study, no financial disclosure to unit owners, no post-sponsor Martin Act coverage.

Building-agnostic. See issues index.

17. What You Can Do

Depending on your role — unit owner, buyer, board member, journalist, or regulator — specific next steps from filing an AG complaint to requesting board financial records.

See tools & generators.

18. Primary Sources

  • NYC HPD — Violations, Complaints, Registration, Emergency Repairs, Litigations, Bedbug Filings
  • NYC DOB — Complaints, Jobs/Permits, Certificate of Occupancy
  • NYC DOB NOW SAFETY — Facade/FISP, Boiler, Elevator
  • NYC DCAS — ECB / OATH Case Status
  • NYC DOF — Property Valuation, Sales, Exemptions
  • NYC DEP — Water Consumption
  • NYC LL84 — Energy & Water Benchmarking
  • NYC FDNY — Dispatch Data, Risk Based Inspections
  • NYC Public Advocate — Worst Landlord Watchlist
  • NYC 311 — Service Requests
  • NYC DOHMH — Rodent, Cooling Towers
  • NYC DHCR — Rent Stabilization
  • NYC DCP — PLUTO
  • NYC ACRIS — Deeds, Mortgages, Declaration, By-Laws
  • NYS AG REFB — Offering Plan Filings
  • NYS DOS — Entity Search
  • NYSED OP — Professional Licensure
  • NYC DCWP — Licensed Businesses

Full inventory + joining keys: methodology page.

Appendix A: Alteration Filing Detail L3

Every post-occupancy DOB filing with 4-bucket classification: [REQ] required by law, [VAD] value-add, [DSC] discretionary opaque.

YearDescriptionCostBucket
2024 Boiler replacement + heating distribution $1,060,800 REQ
2023 Lobby renovation phase 2 $440,000 VAD
2022 LL11 Cycle 8 facade remediation $655,200 REQ
2021 Window + facade flashing remediation (sponsor defects) $612,000 VAD
2019 Lobby HVAC + filtration upgrade $218,000 VAD
2017 Roof + parapet replacement $1,794,000 REQ
2016 Hallway lighting upgrade $42,000 VAD
2015 Management office renovation $88,000 DSC
2014 Parking garage repair $67,000 DSC

Appendix B: Press & Article Cross-Reference L3

TitleSourceDateType
Sample Heights Condo Board Hit With Lawsuit Over AssessmentsHabitat Magazine2024-09Direct coverage
421-a Expirations Leave Affordable Buyers UnderwaterThe City2023-03Neighborhood context

19. Legal Disclaimers

19.1 Not Legal Advice. This report is informational only.

19.2 Source Data Limitations. Government datasets have inherent lag, gaps, and inconsistencies.

19.3 Methodology & Source Verification. Available under NDA.

19.4 Matter of Public Concern. NY Civil Rights Law §§70-a, 76-a.

19.5 Fair Report Privilege. NY Civil Rights Law §74.

19.6 Non-Affiliation. TASFGA Independence Policy.

19.7 Named Individuals. Public roles only; redaction path available.

19.8 Versioning. Point-in-time snapshot; refreshes may update findings.

19.9 Warranties. AS-IS, no warranties.