What the 2026 NYC Worst Landlord Watchlist Measures
How the 2026 NYC Worst Landlord Watchlist is measured centers on open HPD violations recorded for properties from November 2024 through October 2025.
It tracks open conditions.
As Congress advances tenant protections, landlords are also facing tighter compliance expectations that can amplify the consequences of unresolved violations.
The 2026 release follows Public Advocate Jumaane Williams’ 100 Worst Landlords list, spotlighting owners with the most 2025 violations.
Measurement Focus Under HPD Rules
Violation Types And Severity
Open violations are grouped by severity, including immediately hazardous C and hazardous B classifications.
B-level counts are measured separately, supporting a clear data methodology.
Counts are aggregated by building and by landlord.
Inclusion And Ranking Pressure Points
Landlords enter when their portfolios rank in the top 100 for total open violations.
All buildings tied to those owners count, including vacant sites.
Borough add-ons capture worst average buildings.
Buildings rank by average open violations issued.
Public ownership linkages create privacy implications, even as the list stresses housing-code transparency.
Key 2026 Watchlist Stats: Buildings, Units, Violations
691 buildings made the 2025 Worst Landlord Watchlist, covering 15,739 apartments assessed from November 2024 through October 2025. The seventh annual watchlist was released on Jan. 21, 2026.
Buildings and Units
Properties averaged 122 open HPD violations per building per month.
This reflected regional disparities across neighborhoods. Investors are also bracing for legal compliance costs as tenant protections tighten in 2025–2026.
One example, 80 Woodruff Ave, logged 313 open violations.
Violation Severity Signals
Ranking used average open violations per month from December 2024 to November 2025.
This supported trend visualization.
Immediately hazardous Class C averaged 2.5 per unit versus 0.2 citywide.
Hazardous Class B averaged 4.5 versus 0.8, and 80 Woodruff had 73 Class C.
Reported issues included heat and hot water failures, rodents, leaks, garbage, fire hazards, roach and mold, and collapsing infrastructure.
80 Woodruff had 21 new violations since November, amid heightened enforcement scrutiny and citywide consequences.
Biggest Landlords and Firms Driving Violations (Including Summit)
Violation totals on the 2025 NYC Worst Landlord Watchlist concentrate among a small group of owners and firms.
This signals systemic neglect across multi-building portfolios rather than isolated breakdowns.
Statewide, New York is estimated to have 1,400–1,630 zombie properties in 2025, underscoring how property neglect can destabilize entire neighborhoods.
A&E and LLC Shells
Margaret Brunn leads with 4,872 violations, and Donald Hastings follows with 3,889.
They are the first top-two pairing tied to A&E Real Estate Holdings.
City records list shifting head officers and multiple LLC shells.
This structure leaves a 60-building portfolio averaging nearly 9,000 open violations during the review window.
Summit Bankruptcy Acquisitions
Summit Properties appears with 14 buildings after buying 5,100 rent-stabilized apartments.
The federal court-approved bankruptcy deal was completed days before the list.
Other high counts include Barry Singer at 2,885, Joseph Cafiero at 2,871, and Peter Fine at 2,206.
These totals underscore concentrated, repeat noncompliance.
What Conditions Look Like Inside Watchlist Buildings (Mold, Leaks, Pests)
Stained ceilings and damp drywall frame daily life inside many 2025 NYC Worst Landlord Watchlist buildings.
Reports cite persistent leaks, crumbling ceilings, and hidden mold spreading behind paint.
Small defects left unchecked can accelerate deterioration and raise liability, making routine inspections critical to preventing catastrophic losses.
Inside Apartments: Pests and Decay
Vermin infestations are repeatedly documented alongside heat and hot water failures.
Infrastructure collapse risks are also noted.
These conditions create unsafe residential environments.
They also elevate health risks.
| Metric | Watchlist | Citywide |
|---|---|---|
| B hazardous violations per unit | 4.5 | 0.8 |
| C immediately hazardous violations per unit | 2.5 | 0.2 |
Disruption Measured in Violations
Across 691 buildings housing 15,739 units, records show an average 122 open HPD violations per building from November 2024 to October 2025.
Severity clusters across properties.
B-level rates are 5.6 times higher and C-level rates are 12.5 times higher than citywide, signaling systemic neglect.
What Tenants Can Do Next: Complaints, Organizing, City Leverage
Documentation becomes leverage when tenants turn daily breakdowns into official records and public pressure.
Complaint Paper Trails
HPD and 311
Reports to HPD or 311 create a record of heat outages, hot water failures, and rodents.
Filing multiple reports can help keep violations open in HPD data used for the December 2024 to November 2025 ranking.
Organizing and City Pressure
Legal Assistance and Coalition Organizing
Canvassing and rallies at watchlist sites such as 80 Woodruff Ave can build tenant networks with groups like Flatbush Tenant Coalition.
In some cities, stronger tenant rules like a 90-day non-renewal notice requirement can give renters more time to organize and respond before a landlord ends a lease.
City leverage can include the Mayor’s Office to Protect Tenants, Rental Rip-Off Hearings, and Clean Hands legislation cited in negotiations.
- Track open violations on the Public Advocate site.
- Use HPD rankings to prioritize high-violation buildings.
- Document repairs after lawsuits or settlements, including A&E Real Estate cases for enforcement.
Assessment
The 2026 NYC Worst Landlord Watchlist reflects rising pressure on the city’s housing enforcement system.
With roughly 5,100 units flagged, the list highlights concentrated risk in a limited number of buildings and owners.
Reported conditions including mold, leaks, and pests signal persistent habitability failures.
Tenant complaints and organizing remain the primary triggers for inspections and penalties.
The watchlist also frames potential leverage for city agencies when targeting litigation, repairs, and expanded oversight over the year.
