Queens Chronicle 07-09-2026

Crime is down citywide, but mostly flat in Queens

Nine more crimes so far this year than last; burglaries down, rapes up

by Stephanie G. Meditz Editor

The NYPD announced July 2 that New York City saw the fewest shootings and murders in recorded history during the first half of 2026.

Per department data from January to June, murders fell nearly 25 percent compared to last year, from 162 to 122. That number broke a previous record low of 136 murders set in 2017, the NYPD said. There also were 15 fewer shootings in the first half of this year compared to last, a 4.5 percent decrease. This year’s 322 incidents beat the 2018 and 2025 record of 337.

“These numbers reflect focused enforcement, targeted deployments, and noble police work,” NYPD Commissioner Jessica Tisch said in a press release. “New Yorkers owe their N YPD officers a debt of gratitude for their extraordinary service to our city.”

Queens’ stats through June 28 on murders and shootings were largely consistent with the citywide trend. Murders in Queens dropped about 3.4 percent, with 28 this year compared to last year’s 29. But Patrol Borough Queens South, which has the NYPD’s 100th, 101st, 102nd, 103rd, 105th, 106th, 107th, 113th and 116th precincts, saw 16 murders in 2026 compared to last year’s 15. Queens North, which includes the 104th, 108th, 109th, 110th, 111th, 112th, 114th and 115th precincts, had 12 in

Major crimes in the city are down nearly 6 percent for the first half of 2026, compared to the same time last year. Felony assaults have stayed flat, and rapes went up. GRAPHIC COURTESY NYPD

2026 and 14 the year prior.

Shootings across the borough remained flat, with 42 recorded through June 28 both this year and last.

Major crime in the city dropped 5.8 percent from January to June, with 3,424 fewer crimes than the first half of 2025. Through June 28, Queens had recorded nine more crimes than the year prior, with 12,236 in 2026 compared to 12,227 in 2025.

Burglaries plummeted throughout Queens in 2026, falling 28.9 percent compared to 2025. They were down in all five boroughs and

declined 15.8 percent citywide. The NYPD said burglaries are at the lowest level since 2019, and that progress is driven by its new Precision Task Force approach.

Auto theft declined 9.7 percent across the five boroughs, but rose about 5.6 percent across Queens. Grand larcenies auto fell 8.4 percent in Queens South and jumped 17.3 percent — from 1,094 last year to 1,283 in 2026 — in Queens North.

Grand larcenies also spiked in Queens, but declined in the city as a whole. They were down 4.2 percent across the five boroughs, but

increased 5.3 percent in Queens.

Robberies also dropped 12 percent citywide since last year, but rose about 5.1 percent across Queens.

Felony assaults in the city have been virtually flat so far this year compared to last, the NYPD said. Queens overall saw a marginal decrease, with a 6 percent drop in Queens North and 5.7 percent rise in Queens South.

Although crime is mostly down in the city, rape is up 5.8 percent since this time last year.

The NYPD noted that legislative changes from 2024 broadened the state’s legal definition of rape to include other forms of sexual assault, and the spike is “driven in significant part” by reports of past crimes — 26 percent of all rapes reported in 2026 took place in years prior. Rape increased 14.2 percent in Queens.

Hate crimes also are on the rise. Officers saw 23 more confirmed incidents this year than last, a 7.7 percent increase from 299 to 322. More than half of the recorded hate crimes this year were antisemitic, even though Jewish people make up just 10 percent of the city’s population, per the NYPD.

Hate crimes in Queens jumped 13.3 percent so far this year, with 68 recorded incidents compared to last year’s 60. Queens South recorded 26 hate crimes compared to last year’s 17. Queens North saw just one less incident than last year’s 43. Q

CONZA | MCNAMARA

Nearly 10,000 lose power in heat wave

Shutoff largely impacts S. Queens; civic calls for answers from Con Ed

by Kristen Guglielmo Editor

Extreme heat and heavy demand for power triggered days of outages and voltage reductions across Queens beginning July 2, leaving thousands without reliable electricity or air conditioning during one of the hottest stretches the city has seen in years.

Mayor Mamdani addressed the severity of the heat and the stress on the power grid at a July 3 press conference.

“When you see heat that is to this extent — when we’re talking about a heat index of 112 — it also means we’re going to see an immense and intense demand on our city’s energy system,” Mamdani said.

He said the city was doing “everything we can, working with our partners in the utility system to not only prepare in advance of this day, but whenever there is an outage, to be able to turn that around as quickly as possible so that no New Yorker is in danger of the heat.”

It said in a post on X that the shutoff would enable quicker repairs and prevent extended and widespread outages.

The utility asked residents in those areas to avoid using energyintensive appliances such as washers, dryers and microwaves until repairs were finished, and to limit air conditioning use.

The company also cut voltage by 8 percent in the area as a precaution to protect equipment and keep service running while crews worked.

Richmond Hill resident Rach Ramcharran described the conditions as “brutal.”

“It’s the hottest day of the year, in years, and we have no electric,” Ramcharran told the Chronicle. “My daughter has asthma. This is cruel and brutal.”

“Our electrical grid should not be falling apart after two days of hot weather.”

— Councilmember Joann Ariola

However, in some areas, outages started the afternoon of July 2, as temperatures reached 100 degrees Fahrenheit, and worsened the following day.

Con Edison cut power to 9,800 customers in Howard Beach, Ozone Park and Richmond Hill on July 3, citing equipment problems tied to the extreme heat and heavy demand.

Other Queens areas saw voltage reductions the same day, Con Edison said in a July 3 press advisory, including for thousands of residents in parts of Glendale, Forest Hills, Forest Hills Gardens, Ridgewood, Maspeth, Middle Village, Long Island City, Hunters Point, Sunnyside, Sunnyside Gardens and Woodside.

The company also asked that drivers refrain from charging their electric vehicles in these areas except when necessary.

A Howard Beach resident without power on 86th Street told the Chronicle that she resorted to sitting in her

car for air conditioning.

“It’s hotter in my house than it feels outside,” she said. “And it’s really dang hot outside. The car is the only place I feel like I can breathe.”

She quipped, “Thank God I don’t drive an electric vehicle.”

Frustration also spread online, where one resident wrote in a Howard Beach Facebook group, “This is unacceptable with the astronomical bills we pay every month to Con Ed.”

Multiple residents said their electricity kept going in and out throughout the evening of July 3 into the following day.

The area’s elected officials updated residents on social media as they received information and updates from the utility, while community members banded together to help one another.

PJ Marcel, a neighborhood activist, utilized his wide-reaching Howard Beach Dads Facebook page to let residents know that Our Lady of Grace Church in Howard Beach opened its doors as a cooling center, the Hilton Garden Inn at JFK Airport offered discounted rooms and Mike’s Ices in Ozone Park offered free ices for customers without power.

Con Edison alerted the community on July 4 of a dry ice distribution from 10:30 a.m. to 2 p.m. in the parking lot of Resorts World New York City in South Ozone Park.

By that afternoon, power was back in South Queens. But the community’s ire induced by the outages still lingered.

The Howard Beach Lindenwood Civic Association’s co-president,

Phyllis Inserillo, sent a letter July 5 to Con Edison, Gov. Hochul and state elected officials on behalf of the group, demanding an explanation for the outages and continued voltage reductions.

“Our community endured dangerous temperatures without air conditioning, refrigeration, or reliable electricity,” Inserillo wrote, adding that “generators were not strategically placed in areas of concern” and residents received no advance notice their neighborhood would face shutdowns.

The civic is calling on Con Edison and state officials to attend its monthly meeting via Zoom on July 28 at 7 p.m. and demanded that all of the area’s state officials, not just their representatives, be present.

Councilmember Joann Ariola (R-Ozone Park) in a statement to the Chronicle criticized Con Edison and state lawmakers.

“Our electrical grid should not be falling apart after two days of hot weather,” Ariola said. “New Yorkers are paying exorbitant fees to Con Edison, and still basic levels of maintenance simply aren’t there.”

She added, “This should be a wake up call to Albany and to my colleagues in City Hall who want to move all of our cars and appliances onto the electric grid. They are putting the cart before the horse with those plans, and we need major infrastructure improvements before we can realistically think about any kind of grand-scale appliance and vehicle conversions.” Q

Suspect wanted for assault in Richmond Hill

by Kristen Guglielmo Editor

Police are searching for a man wanted for an assault on July 4 in Richmond Hill, within the confines of the NYPD’s 102nd Precinct.

Cops said it was reported to them that at approximately 5:30 a.m., at the intersection of Jamaica Avenue and 107th Street, a 42-year-old male victim was approached by an unidentified individual who punched him in the head, causing him to fall to the ground.

The victim sustained serious physical

Perp left victim, 42, in critical condition

injuries, cops said, and was transported to Jamaica Hospital Medical Center in critical condition.

The perpetrator fled the location to parts unknown.

Surveillance images show what appears to be a shirtless male suspect with shoulder-length braids, wearing light shorts and dark sneakers, and carrying a bucket.

Anyone with information is asked to call Crime Stoppers at 1 (800) 577-TIPS

(8477), or, for Spanish, 1 (888) 57-PISTA (74782).

One may also submit tips by going to crimestoppers.nypdonline.org; or by texting 274637 (CRIMES) and entering TIP577; or by going to @nypdtips on X.

All tips are strictly confidential. Q

This individual is wanted by police for an assault in Richmond Hill in the early hours of July 4. PHOTO COURTESY NYPD

Con Edison cut power to nearly 10,000 customers in South Queens last week due to heavy demand during the heat wave. The utility said the shutoff aimed to enable quicker repairs and prevent extended, widespread outages.

CON EDISON PHOTO VIA X

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Violations, alleged assault at BESS site

Wong staffer who recorded excavation in Middle Village purportedly shoved

by Stephanie G. Meditz Editor

Work on NineDot Energy’s battery energy storage system in Middle Village has begun, but not without incident.

City Councilman Phil Wong (D-Maspeth) on July 1 said NineDot’s contractors from GA Industries started unauthorized excavation work at 64-30 69 Place. That same day, the city Department of Buildings issued a Stop Work Order on portions of the project.

But per the DOB, contractors continued work the next day that the order prohibited.

Members of Wong’s staff were documenting conditions at the site both days, and his staffer was allegedly assaulted on both occasions. In a video posted to Facebook July 2 by the Juniper Park Civic Association, constituent services liaison Bernard Chow was filming construction through a clear window in the fence, and a man in a GA Industries T-shirt and hard hat moved in front of him.

traffic cones placed in front of the construction fence, with workers saying to leave them until the machine is done.

“In the process of trying to bypass the safety team, a staff member lost his balance and nearly hurt others,” NineDot said. “This unprofessional behavior comes after the Council member and his staff have made numerous social media postings spreading purposeful disinformation, including about the environmental history of the site.”

The DOB in May issued GA Industries a permit to construct a concrete pad and perform foundation work related to the planned BESS. A separate application filed for construction of the BESS itself is still under review, the DOB said.

Amid a scuffle, the man can be seen gesturing as if he got a whiff of Chow’s breath and asked, “What’d you eat, cat?”

Someone off-camera could be heard saying, “And he’s racist, too. Look at this.” Both Chow and the worker fell to the ground during the dispute.

According to the police report, both parties said they had pulled each other, which caused the fall. Wong’s office said Chow hit his head on the pavement, received medical attention and spent a night in the hospital.

The day prior, Wong’s office said the owner of GA Industries allegedly shoved a staffer who was recording through the construction fence.

“This is completely unacceptable,” Wong said. “In two days, a member of my staff has allegedly been assaulted while simply documenting activity from a public sidewalk.

“We don’t need shady contractors illegally working on a construction site and then trying to intimidate public servants who are doing their jobs.”

DOB inspectors visited the site on July 1 after receiving a 311 complaint about unauthorized work, the agency said. They found that the construction ongoing — which involved the use of an excavator for digging — fell outside the scope of the permit issued. The agency then issued a Stop Work Order and a violation to GA Industries.

The next day, it was reported to DOB that construction persisted, and inspectors found that more work had been done to dig out and install an underground utility vault. The agency said it issued the contractor another violation for failing to comply with the previous day’s Stop Work Order.

“No contractor is above the law,” Wong said. “Ignoring Stop Work Orders and responding with intimidation and violence when public officials are performing oversight should never be tolerated.”

Per the DOB, Stop Work Orders are not issued for specific lengths of time, but remain in place until a contractor fixes the violating conditions. That means GA Industries can request that the order be lifted once it gets a permit for excavation.

“This is completely unacceptable.”

In a statement, NineDot said it is “unacceptable for anyone to make an active construction site unsafe by ignoring the directions of safety personnel, as the Council member’s staff were doing.”

— City Councilman Phil Wong

“We are confident that any confusion with the DOB will be resolved shortly, and work will continue on this critical piece of grid infrastructure pursuant to approvals by the experts at the DOB and FDNY, not a politician seeking likes on Facebook,” NineDot said.

A staffer for Councilman Phil Wong was allegedly assaulted at the site and was injured.

BESS until further environmental assessments were completed. His office had obtained a Phase I Environmental Site Assessment dated in 2022, which found a “Recognized Environmental Condition.”

Per the report, the property northeast of the BESS site was a metal product manufacturer in 1972. While it did not indicate violations or spill events, it says the environmental consulting firm that prepared the report was unable to determine from the Phase I assessment whether usage of the site or others around it had impacted the battery farm address.

That constituted the Recognized Environmental Condition, which the report defines in part as the presence or likely presence of any hazardous substances or petroleum products in, on or at a property.

The DOB said Environmental Site Assessments are not legal requirements that it enforces, nor are they needed to obtain DOB work permits for as-of-right construction projects in the city. That was explained to Wong’s staff during a recent interagency meeting, a DOB spokesperson said.

Along with other area elected officials

and civic groups, Wong has long opposed the Middle Village BESS. It is located across from PS 128 and near its annex, an animal hospital, homes and child care facilities.

Wong’s office has suggested alternative BESS locations in industrial areas. NineDot examined those sites but ultimately rejected them, for reasons such as unworkable grid connections.

The DOB said its Office of Technical Certification and Research extensively reviews BESS applications, and alongside the FDNY, the agency has strict regulations to ensure that projects meet the highest safety standards. NineDot has repeatedly emphasized its facilities’ safety.

Wong’s predecessor, Bob Holden, said on Facebook that Wong and his office “have an obligation to watch this project like hawks, and they did.”

“That oversight helped lead to two stop work orders because this contractor failed to follow the rules,” Holden said. “No public servant deserves to be assaulted by thugs in hard hats who think they can do whatever they want.” Q

NYPD: Moped thieves sought

“For two days in a row, a Council member’s staff disrupted an active construction site where a foundation work permit had been lawfully issued by the Department of Buildings,” NineDot said. “His staff attempted to access this site by forcibly crossing the safety barriers, accosting and verbally abusing onsite construction personnel, blocking heavy duty equipment, and generally putting themselves and others at risk.”

Another video on Instagram posted by @ ilovepureair shows Wong’s staff moving

The company said also that Middle Village residents “faced a brutal heat wave” last week that “tested grid reliability and public health, but, for some reason, this Council member and his staff appear determined to stop a critical solution to these challenges.”

Wong is calling for authorities to investigate GA Industries and review any public contracts involving the company. He also is asking the Queens District Attorney to review the alleged assault incidents.

GA Industries declined to comment.

Also on July 1, Wong had urged the DOB to withhold additional permits related to the

Two hammer-wielding perpetrators are wanted by the NYPD for a robbery that occurred in Woodhaven late last month.

Cops said it was reported to them that on June 23, at approximately 4:15 p.m. in front of 95-15 77 St., a 32-year-old male victim was approached by two unidentified individuals who brandished a hammer. The duo took the victim’s moped and phone, cops said, and fled southbound on 77th Street.

The above individuals are wanted for a robbery in Woodhaven.

There were no injuries reported.

Anyone with information is asked to call Crime Stoppers at 1 (800) 577-TIPS (8477), or, for Spanish, 1 (888) 57-PISTA (74782). One may also submit tips by going to crimestoppers. nypdonline.org; or by texting 274637 (CRIMES) and entering TIP577; or by going to @nypdtips on X. All tips are strictly confidential. Q — Kristen Guglielmo

Contractors from GA Industries last week did work for a battery farm in Middle Village that fell outside the scope of their permit, the city Department of Buildings said.

PHOTOS COURTESY NYC COUNCIL

PHOTO COURTESY NYPD

Mayor, governor tout bus upgrade plans

51-page proposal promises funds for speed, service improvements

by Michael Gannon Senior News Editor

The mayor and governor on Wednesday announced plans to speed up bus service and provide other amenities over 50 priority corridors by 2035.

Speaking at a press conference in Manhattan, Mayor Mamdani, Gov. Hochul and Janno Lieber, chairman and CEO of the Metropolitan Transportation Authority, said the plan includes new buses, more dedicated bus lanes with more enforcement cameras, and more than $1 billion in combined funding from the city and state.

Two of the first five priority corridors — Northern Boulevard and the route between the Kensignton section of Brooklyn and John F. Kennedy International airport — are all or partially in Queens.

The illustrated 51-page proposal, titled “Next Stop: Fast Buses, Better Service,” can be found at tinyurl.com.

“For working New Yorkers, every minute matters,” Mamdani said in statement issued by his office. “But for too long, our buses have been stuck in traffic instead of keeping pace with the city that never sleeps. When a commute stretches longer than it should, that’s less time with your kids, less time with your loved ones and less time enjoying the greatest city on earth.”

“New York is in the midst of a transit renaissance, with historic investments being made to improve the lifeblood of our city,” Hochul said. “Now, working with Mayor Mamdani, we are advancing a bold and ambitious plan to move buses faster, dramatically expand bus priority, reduce delays and make our bus system the envy of the world.”

Lieber said is it no secret that the MTA long has wanted things like faster buses, more bus lanes and better enforcement; but he said there wasn’t the support at the city level.

“That is not the case anymore,” Lieber said. “Our partners today, this Governor, this Mayor and this NYC DOT — all want to make sure that riding the bus is always faster than walking.

“They want to follow through on long overdue commitments to build bus lanes and busways. They will ramp up traffic enforcement to keep streets moving. Buses can only move as fast as traffic allows, so if you are a bus or a bus rider this is terrific news.”

The city has committed $154 million in expense funding and $628 million over five years. The MTA has allocated money to add 2,500 new buses — replacing about 40 percent of its fleet — in its 2025-29 office-year capital plan.

Empire trash bins due in Queens in ’27

by Michael Gannon Senior News Editor

Last week’s announcement that the Department of Sanitation is expanding its Empire Bin collection program to Community District 2 in Brooklyn included the news that it will expand to six districts, including Queens District 2, which includes Sunnyside, Hunters Point and Woodside.

The bins will be required for trash collection at all residential buildings with 10 units or more.

“We have done this already in West Harlem, where the installation of Empire Bins for trash from high-density residential buildings has proven extremely popular, leading to cleaner streets and sidewalks, and fewer rat sightings,” the DSNY said in an email.

The bins will be curbside and emptied by sanitation trucks with arms that come over the side. They can’t be placed by fire hydrants or in bike lanes.

The subject at some point always comes back to parking spaces. The DSNY said it does not consider parking spaces lost so much as it is public curb space

being “repurposed to ensure that our streets are cleaner.”

A DSNY report on the program, available at tinyurl.com/5xwbhunt, breaks down the projected number of parking spaces by each community district on pages 71-73.

Accommodating the bins in CD 2 in Queens will replace an estimated 512 parking spaces, or 1.3 percent of all in the district. Queens on the whole would lose 4,322 spaces or 0.58, second lowest only to Staten Island and far less than the projected citywide average of 1.52 percent.

“In a great number of districts, the repurposing of street space necessary to finally stop forcing us to live around piles of smelly, disgusting trash bags will be in the 4 to 5 percent range,” the DSNY said. “This is an extremely worthwhile trade-off.”

The agency also said the citywide projection of 29,842 spaces comes in far below the 2023 DSNY estimate of about 150,000.

“We have found a way to get all the trash off every street using only one fifth of the space,” the DSNY said. Q

Bus route redesign and new fare enforcement technology will move the MTA toward all-door boarding, which is expected to reduce time spent at bus stops.

Strengthening of bus lanes and bus stop traffic enforcement will include the city and MTA adding bus-mounted ticket cameras to 25 new bus routes in both 2026 and 2027.

NYC DOT and the MTA will expand

bus-mounted ACE to 25 additional routes each year in 2026 and 2027; while the DOT will install 200 stationary enforcement cameras by the end of 2027.

Plans to improve rider experience include expanding the bus stop accessibility program to reach 65 stops per year by 2030.

Three hundred new bus shelters are proposed by 2028; and new seating at 875 bus stops annually to ensure that “every feasible stop has seating by 2035. “

Trees will be planted at some bus stops beginning this year, with plans for a pilot program of design improvements to mitigate extreme heat at bus stops.

The press release also said 90 real-time passenger information displays will be added in 2026, and expand to 2,900 displays citywide by 2030.

City Transportation Commissioner Mike Flynn said his people are committed.

“Too often, New York City’s bus riders have felt like an afterthought. The Mamdani administration is putting the city’s one million daily bus riders front and center through this historic partnership and investment,” Flynn said. “It should be a worldclass system for a world-class city: fast, comfortable, reliable and convenient enough that every New Yorkers sees the bus as a great way to get around.” Q

Queens Day returns to FMCP on July 18

by Kristina Raevsky Chronicle Contributor

Calling all Queens residents! Do you enjoy your borough and want to celebrate all that it has to offer? If the answer is yes, then come to Queens Day between 10 a.m. and 8 p.m. on July 18 at Flushing Meadows Corona Park.

There will be a variety of attractions to choose from, including family-friendly activities, concerts, and more, with something for just about everyone.

The NYC Parks’ Queens Recreation team is inviting people to join in on craft making and summer activities.

Visitors can watch world arts performances by CarNYval Dancers and the Loose Change Quartet, both from the Queens College School of Arts.

From 11 a.m. to 12 p.m., people can take part in Zumba hosted by the Alliance for Flushing Meadows Corona Park’s Summer Fitness program.

Afterwards, at noon and 2 p.m., there will be World’s Fair Walking Tours from the Alliance for FMCP.

People can also learn about cancer and chronic disease prevention with NYC

Health and Hospitals Elmhurst.

There are several events for sports enthusiasts, including all-ages Tennis Clinics at the USTA Billie Jean King National Tennis Center within the park.

There will also be intermediate canoeing with the NYC Parks Urban Park Rangers, embarking at Baseball Field 13.

Beginners can meet at the Meadow Lake Boathouse for rowing lessons from Row New York. The registration link for lessons will be announced at a later time.

At the Maloof Skate Park, there will be a Queens Day Skate Jam from the Skatepark Project.

For nature enthusiasts, there will be the opportunity to learn about the animals of the Americas and wildlife conservation with the Queens Zoo at the Unisphere.

Finally, Queens Day festivities will culminate in DJ Rekha’s Basement Bhangra Beyond Festival.

Queens Day is made possible by the City Parks Foundation’s Capital One Summerstage and Queens Borough President Donovan Richards. For more information about Queens Day, visit allianceforfmcp.org and click on the events tab. Q

Mayor Mamdani on Wednesday hosted Gov. Hochul to introduce plans to make bus service faster and more rider-friendly. NYC SCREENSHOT VIA X

EDITORIAL AGEP

Support lawsuit, and law, to hold e-bikes accountable

The complete lawlessness taking over city streets thanks to the e-bike and micromobility revolution must be reined in. And with the mayor reversing what might have been the most effective policy launched yet against the scofflaws, the only answer is for citizens to try to force sanity on City Hall with a lawsuit. That case was filed June 24 in state Supreme Court in Staten Island.

The plaintiffs argue that Mayor Mamdani violated both city and state law when he reversed a new police policy, initiated by NYPD Commissioner Jessica Tisch, to issue criminal summonses, not civil, to people charged with breaking traffic laws on e-bikes. The reason is that a criminal summons is more likely to get someone to appear in court.

Drivers of cars don’t have to get criminal summonses for most traffic violations because if they don’t answer the tickets, their licenses and registrations can be suspended. Riders of e-bikes don’t need licenses, unfortunately, and their vehicles are not registered. Even though some of them go 60 mph or more, and often look more like early motorcycles than anything that comes to mind when you think “bicycle,” they remain unregulated. Our reigning elected officials think it right to put them in the same category as Grandpa’s

Schwinn, even while they’re blowing by you at more than the speed limit. Not all can go that fast, but those that can’t can still blow through lights, cross the double yellow line to go around cars stopped at a light, be ridden on the sidewalk and pull all the other stunts you see on the streets every day.

But the mayor, driven by anti-car ideology and aware that many e-bike riders are food delivery people who are in the country without papers, insists on taking a weak approach to enforcing traffic rules on the scofflaws. Even the recent fatal collision between an e-scooter rider and traditional bicyclist on the Ed Koch Queensboro Bridge has not swayed him.

So a group calling itself NYC Common Sense is suing to force the mayor to reinstate Tisch’s policy. It’s the wise move. Even better would be for Albany to pass Priscilla’s Law, named for the preschool teacher who was mowed down and killed by an e-bike in 2023. The bill, which has a number of co-sponsors in Queens, would require registration of e-bikes (we hope that would apply to e-scooters, too).

Think it can’t be done? New Jersey has a new law forcing e-bikes to be registered and insured and for riders to have either a regular license or a special one for just for e-bikes.

Remember: An electric motor is a motor. Just as we have

electric cars now, we have electric bicycles. Teslas don’t get to cruise around unregistered, and neither should e-bikes.

We hope the NYC Common Sense lawsuit succeeds but admit it faces hurdles. Most of the plaintiffs were injured but two, Amy Holden and John Lynch, both of Queens (the first being former Councilman Bob’s wife), are suing because they are older folks who have had near-misses with e-bikes. We sympathize completely, but will a judge agree they have standing to sue when they have not been hurt? We’ll see.

That’s one reason why we hope the suit can include e-scooter victims. We know a Kew Gardens woman, Melanie Sheer, who had her ribs broken and suffered other injuries when a standup e-scooter hit her. She’s interested in joining the case. The e-scooters are just as out of control as the e-bikes and also should be registered and insured.

Now, here is the obligatory sentence in which we, defenders of private automobiles, who often object to new fronts in the city’s War on Cars, note that we also support coming down like a sledgehammer on every nut driver out there. There is no hypocrisy on this page vis-a-vis street safety.

Check out our story on the suit at tinyurl.com/3ec52xf9. And support what is, after all, common sense.

MARK WEIDLER

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LETTERSTO THE EDITOR

Sue reckless e-bikers

Dear Editor:

Re Michael Gannon’s July 2 report “Mayor, city sued on e-bike enforcement”:

As an 86-year-old senior who was nearly struck twice by e-bike riders near my home, I applaud the lawsuit filed by e-bike victims against Mayor Mamdani’s insane order to end criminal summonses issued to e-bikers who violate traffic laws. The lawsuit says Mamdani effectively “‘legalized’ dangerous riding and turned sidewalks and crosswalks into ‘zones of exclusion’ for seniors and disabled New Yorkers who can’t physically dodge 25 mph e-bikes” (New York Post, June 26).

The complaint cites data from an NYU Langone study of Bellevue Hospital’s emergency room, showing that crashes as a share of bike and scooter trauma rose by over five times from 2018 to 2023. One third of e-bike crash patients, mostly pedestrians, suffered traumatic brain injury (New York Post, June 28).

A bill called Priscilla’s Law, named in memory of an e-bike victim, would make e-bike riders accountable by requiring them to carry license plates and registration, just as car and motorcycle drivers are required to do. But passage remains stalled by delivery worker advocates and Transportation Alternatives, a group heavily funded by delivery companies (New York Post, June 25).

City Council Speaker Julie Menin must

force this bill out of committee and bring it to a floor vote. It would probably pass, since it has 31 sponsors among the Council’s 51 members. Mayor Mamdani must sign this bill. His failure to do so will reflect reckless disregard for our safety.

Richard Reif Kew Gardens Hills

Honor fallen horses

Dear Editor:

(An open letter to Gov. Hochul)

I’m writing on behalf of People for the Ethical Treatment of Animals — PETA entities have more than 10.4 million members and supporters globally, including close to half a million in New York — in response to the news that Aqueduct Race Track has hosted its final race and will close forever.

As New York considers this site’s legacy, we urge you to install a memorial on the grounds to

commemorate the hundreds of horses killed at Aqueduct for the sake of human entertainment, similar to the one we mocked up that you can see at tinyurl.com/3kabfk2b. This statue could be modeled after She’s Grand, the New Yorkbred horse trained by Linda Rice who sustained a fatal injury on June 28 and was the last to die at Aqueduct. PETA would be willing to help cover the costs.

Since 2009, more than 270 horses have been killed at Aqueduct in races and training, and their deaths reflect the broader reality of an industry that treats horses as disposable commodities. Thoroughbreds at Aqueduct were whipped, drugged and pushed beyond thei r physical limits and sustained catastrophic injuries that prematurely ended their lives.

As you know, New Yorkers have unwillingly paid for this misery. Aqueduct remained in business — and other tracks in the state continue to do so — only because the industry is propped up by more than a quarter-billion dol-

LETTERSTO THE EDITOR

lars in subsidies every year. Aqueduct is closing now because the state loaned the New York Racing Association $455 million to renovate Belmont Park. New Yorkers object.

Rather than allowing the cruel deaths of hundreds of horses to fade into history, New York has an opportunity to honor their lives with a memorial that would acknowledge the past and inspire change and compassion in the future. Thank you for your consideration. I look forward to hearing from you.

Ingrid Newkirk Founder, People for the Ethical Treatment of Animals Norfolk, Va.

Jews are no monsters

Dear Editor:

Major Mamdani called AIPAC “monsters” for defending Israel. Let’s get some perspective here.

Six million Jews exterminated — that’s monstrous. Pope Pius enabling the trains with Jews to go into camps out of Italy — that’s monstrous. FDR not bombing the supply lines to the camps because he didn’t want to make it “the Jewish War” — that’s monstrous. The ship St. Louis not being able to dock to safety to escape the Holocaust and its passengers sent back to Europe mostly to perish — that’s monstrous.

The Inquisition, the Crusades, the PLO with its only goal to wipe out Israel — they’re monstrous. Using children as shields by having military under schools — that’s monstrous. The Warsaw Ghetto — that’s monstrous.

Only Jews are vilified when we have a homeland and when we don’t. Jews are vilified for inconvenient truths. Palestine was created by the British. If you want to talk about imperialism, let’s start there. Let’s start again with the assassination of Anwar Sadat. Let’s talk.

Stew Frimer Forest Hills

Graffiti-free gates

Dear Editor:

As someone who has organized neighborhood graffiti cleanup events with the police and who has painted over too many store metal gates, walls, brick walls, construction fences and anywhere graffiti exists, I am completely opposed to legislation to back off the storefront gate rule we’ve been waiting for all these years.

It is completely unfair to storefronts that properly planned and complied with the July 1, 2026, deadline and all the reasons for legislation back in 2009. It is a major disappointment to every civic organization and community leader who spent untold hours cleaning graffiti from commercial storefront gates. Neighborhoods plagued by graffiti and dark corridors and shadows cast by those insidious solid metal gates have been waiting for 15 years and the city wants to back away? Regulations that impose two sets of compliance with old and new storefront gates will never be enforced effectively.

Legislation was signed into law in 2009, more than sufficient time was allowed for transition, and the law must be honored in 2026.

Maria Becce Flushing

Con Ed snubs customers

Dear Editor:

It is very suspicious that Manhattan has not had any power reductions or outages whatsoever! Staten Island now has all its power back, as does the Bronx. Some Queens districts, as well as many parts of Brooklyn, have outages. I have spoken with Con Edison employees and they confirmed that their own internal A/C has not been reduced!

I have lived through multiple blackouts: 1965, 1977 and 2003 and I am now 75 years old. I have asthma, heart issues and mobility issues. I do not believe I am alone! I have an air conditioner that is not getting sufficient power to work properly. I pay more than $250 per month to Con Edison and I am not getting my money’s worth! Since they are the only game in town, we stay with them. Our alternative is to remove ourselves from the net by using an outside generator or a separate distribution company (who also use Con Edison as their supplier).

The problem exists with Con Edison not rebuilding the electric net in all of NYC, and building new data centers or structures that do not directly help city infrastructure from future blackouts. Florida does not get blackouts and has electricity all the time!

Con Edison thinks the outer boroughs do not vote, which is a grave misunderstanding on their part. They are a public company and have a duty to the public to supply services for payment, which they have not done sufficiently for either June or July of this year. I request that they refund me $250 for my inconvenience and food loss for the beginning of July 2026.

Alexander Glatt Woodhaven

Patriotism, kindness, charity

Dear Editor:

After the Fourth of July and the 250th anniversary of our great nation, I found a renewed interest by my fellow Americans in patriotism, showing kindness and involvement in charity activities. This I found a most beautiful thing. I feel, though, that more needs to be done.

I feel more American flags need to be flown from homes, businesses and offices. My suggestion: I ask my fellow Americans to be involved in civic and community organizations that help others in need. These organizations help our fellow veterans. I believe volunteering helps those in need, especially our senior citizens. I also would suggest donating funds to these organizations and to charitable causes that help those in need.

My own council of the Knights of Columbus runs two blood drives a year that save lives. So, do what you can to help those in need.

Frederick R. Bedell Jr. Bellerose

Write a Letter!

We want to hear from new voices! Letters should be no longer than 300 words and may be edited. They may be emailed to letters@qchron.com. Please include your phone number, which will not be published.

Self-immolates by United Nations building in protest of China policies Elmhurst man dies for independent Tibet

by Michael Gannon Senior News Editor

Elmhurst resident Lobga Rangzen, a native of Tibet and an outspoken activist for its independence from China, shocked the city on July 2 when he donned religious robes and set himself on fire in front of the United Nations in Manhattan.

EMS personnel rushed Rangzen to NYC Heath + Hospitals/Bellevue, where he was pronounced dead.

Rangzen, who worked as an Uber driver, also was known as Lobsang Palden.

He was 52.

China invaded Tibet in 1950 and officially annexed it in May 1951. The International Campaign for Tibet said in a July 3 press release that Rangzen acted one day after China’s new Ethnic Unity and Progress laws went into effect.

The group said this was the first self-immolation by a Tibetan on United States soil, though more than 170 are known to have happened in Tibet and China. ICT President Tencho Gyatso mourned his loss.

“Lobga was a tireless advocate for Tibet who devoted himself to peacefully raising awareness of the human rights crisis and independence of Tibet,” Gyatso said, “and he will be remembered for his unwavering commitment to justice and the Tibetan cause.”

Rangzen live-streamed his death beside a

Tibetan flag while clutching fliers calling for Tibet’s independence. His Facebook page also had a video strongly hinting at what he intended to do.

A copy of the video subsequently posted on YouTube had English subtitles.

“What I want to say is that communist China’s policies and activities in Tibet are target-

ed at completely destroying the Tibetan people,” he said. “... Today, if I engage in an alarming activism, it is not that I do not have food, clothes or out of sadness. I do it for the Tibetan nation.”

He also asked people not to allow his actions to disrupt celebrations of the Dalai Lama’s 91st birthday on July 6.

New trial nets same result

Jamaica man sentenced to 25-to-life for 1993 murder

by Michael Gannon Senior News Editor

Michael Robinson, formerly of Jamaica, already had served 30 years in prison for killing his wife when his conviction was vacated in 2023 with a new trial ordered.

In June he was convicted of seconddegree murder, and on July 1 was sentenced to 25 years to life in prison for the stabbing death of Gewndolyn Samuels, 29, in the Bayside home where she worked as a housekeeper.

“More than 30 years ago, a jury convicted Michael Robinson of murdering his estranged pregnant wife,” Queens District attorney Melinda Katz said in a statement from her office on June 2. “The facts have not changed since that time.

“My office continued its pursuit of justice for Gwendolyn Samuels and her loved ones. Gwendolyn’s two young children were forced to grow up without a mother because of the defendant’s actions and then were forced to re-live a second trial because of years and years of post-conviction litigation by the defendant. A second jury has spoken, and justice was delivered today with the defendant’s sentence of 25 years to life in prison.”

Robinson, 59, was sentenced by Queens State Supreme Court Justice Michelle John-

er for 88-year-old Alviena Marchon in Bayside. Robinson arrived at the home, then he and Samuels went grocery shopping for Marchon.

When Robinson and Samuels returned from the store, he sat down with Marchon and spoke to her for a few minutes before following Samuels upstairs.

Marchon, now deceased, was 89 years old at the time of the original trial. Two of the testifying detectives from the original trial also are deceased. The DA’s Office said their testimony from the first trial was read into the record during the new trial pursuant to the Criminal Procedure Law.

“Those who are performing songs and dances should continue to do so,” he said. “They should not stop them. They should not mourn.”

Numerous people commented on his Facebook page.

“Your sacrifice will not go unnoticed,” said Ratu Deckyi on Rangzen’s facebook page. “It is sad but true that to get the world’s attention on Tibet’s issues we have to take this step.”

“There are no words powerful enough to express the depth of my respect, gratitude and sorrow for your extraordinary sacrifice,” wrote Tsultrim Dorje Rangzen.

“We will never give up,” wrote Pema Yoko. Assemblywoman Catalina Cruz (D-Corona) said Rangzen was a beloved member of the Elmhurst community.

“My heart is with the Tibetan community and I extend my deepest condolences to Lobsang’s family, friends, loved ones and fellow community activists during this difficult time,” Cruz wrote on Instagram.

Councilwoman Julie Won (D-Sunnyside) said he also was well known throughout Sunnyside, Woodside, Astoria and Jackson Heights.

“We must honor Lobga’s decades of peaceful advocacy for the Tibetan people,” Won wrote on Bluesky.

Mayor Mamdani also offered his condolences. Q

Mom killed by daughter: cops

A woman was arrested July 5 for the alleged murder of her mother in their South Richmond Hill home, according to police.

The NYPD said officers on July 4 responded to a call of a female stabbed inside a home on 128th Street in South Richmond Hill, within the confines of the 106th Precinct.

Upon arrival, cops discovered Ausha Ramlakhan, 59, with a slash wound to the neck, cops said. EMS pronounced her dead at the scene.

The following day, Bridgett Ramlakhan, 30, was arrested and charged with murder and criminal possession of a weapon, cops said.

PHOTO BY MICHAEL GANNON /FILE

which he already has served 30 years — last week resulted in a sentence of 25 years to life in prison.

son, who presided over the trial. His first conviction was overturned based on new DNA evidence that Robinson argued could be exculpatory.

Katz’s office said the new DNA evidence was introduced at the second trial — and that the new jury deliberated for less than a day before returning a guilty verdict.

DA Katz said that, according to the charges and trial testimony, on Jan. 11, 1993, Samuels was working as a housekeep-

Marchon testified at the original trial that she heard Samuels screaming and rushed up the stairs to find Robinson standing over her with a knife. When Marchon attempted to stop the attack, Robinson stabbed her.

Robinson had a prior history of being physically abusive with Samuels, and by the time of the attack, the two had separated. Samuels was about two months pregnant and living with her new boyfriend.

Robinson’s original conviction was overturned in 2023 after newly discovered DNA evidence found on one of the victim’s fingernails did not match his.

Katz’s office said it was never determined who the DNA belonged to. Q

According to a report from the Daily News, Bridgett had just days prior been released from a 13-day stay at a hospital psychiatric ward.

Her father, Wazir Osman, told the News that Bridgett “had split personalities,” suffered from seizures and had outbursts, but was never violent. He said that doctors told him Bridgett “was fine” upon her release.

“When she came home, I saw she wasn’t fine,” Osman said, per the News. Q — Kristen Guglielmo

Lobga Rangzen, in a video posted in Facebook, asked people not to mourn him, and to continue their work for the independence of Tibet.

SCREENSHOT VIA YOUTUBE

Michael Robinson’s retrial for a 1993 murder — for

Reigning women’s league champs will play home games at Etihad Park Gotham FC will move to Queens in 2028

by Kristen Guglielmo Editor

Queens is getting another team to root for.

Gotham FC, the two-time reigning champion of the National Women’s Soccer League, will depart New Jersey and make Etihad Park in Willets Point its permanent home starting in 2028, the club announced July 7.

The stadium, also the home of the New York City FC, is set to open in 2027. It will be the city’s first soccer-specific stadium, and the country’s first all-electric outdoor sports venue.

The move marks a defining moment in Gotham FC’s evolution, the club said in a press release, giving one of the world’s leading women’s clubs a matchday environment that reflects its ambitions and provides supporters with a world-class experience.

Mayor Mamdani, Gov. Hochul, Borough President Donovan Richards Jr., soccer executives and players gathered at City Hall to celebrate the announcement.

“From Sam Kerr’s legendary fourgoal comeback to Midge Purce’s

championship-clinching heroics, Gotham FC has given us some of the greatest moments in women’s soccer,” Mamdani said in a statement.

“Now the next electrifying chapter of that story will be written in New York City.”

He continued, “Bringing Gotham FC to Queens means that the young girl kicking a ball around Jackson Heights, Jamaica or the South Bronx will be able to take the train and watch some of the best players in the world in her own city. It means more customers for neighborhood restaurants, more visitors filling our hotels and, most importantly, a permanent home for world-class women’s soccer in the greatest city in the world.”

Hochul said the state is home to some of the world’s greatest sports teams, and now Gotham FC will join its ranks.

“Now residents and visitors alike will be able to experience our premier women’s soccer team right here in New York City at our firstever soccer specific stadium — giving players and fans the world-class experience they deserve,” Hochul said.

Gotham FC to Etihad Park.

“New York City FC and Gotham FC share a belief in what soccer can mean to this city, and with Gotham FC making their home alongside us in what will be a truly world-class soccer stadium in Queens, we have an extraordinary platform to help shape the future of the game in New York City together,” Sims said. “Etihad Park will be a place where the world’s game comes to life in the world’s city for our players, our supporters, our communities, and the next generation of fans.”

Carolyn Tisch Blodgett, the governor of Gotham FC, said the team’s ambition is bigger than championships.

“We are building one of the world’s most iconic clubs and helping define the future of women’s sports,” Tisch Blodgett said. “Our move to Etihad Park reflects that ambition, and we are deeply grateful to New

York City FC for their vision and commitment to helping make this historic moment possible. Worldclass athletes deserve world-class environments, and this move allows us to keep raising the standard for our players, supporters and the game itself.”

Brad Sims, the CEO of NYCFC, said the club is thrilled to welcome

Finding unity amid differences

Interfaith walking tour fosters religious tolerance

by Stephanie G. Meditz Editor

Area residents came together June 28 to celebrate differences at a free interfaith walking tour, hosted by the Central Queens Against Hate coalition.

Attendees visited Jamaica’s Darul Uloom New York mosque, the Forest Hills Jewish Center and First Presbyterian Church of Forest Hills to learn more about each faith and enjoy snacks at each one.

“Everyone was so engaged, everyone had questions to ask,” said organizer Amy Long. “They were so curious ... there’s so much of a need in the community to understand different faiths and traditions more deeply, and also just have a deeper sense of the similarities and differences, and what connects us all as a community.”

Mark Laster, another organizer, also noted the commonalities discovered during the tour. Laster said he was raised in a secular Jewish family and became more religious because he felt “something was lacking,” and a religious leader at the mosque told a similar story.

“Even though I’m Jewish and this other person was a Muslim, we both kind of went on the same path, and we’re kind of in a place where we’re seeing religion as a way to kind of better understand the world,” he said.

Several attendees found that most religions are more similar than they expected, also noting a sense of enthusiasm and unity at the event.

The tour was facilitated by a grant from the Mayor’s Office for the Prevention of Hate Crimes after various instances of antisemitic graffiti in the area. Citywide, hate crimes are up by 7.7 percent for the first half of 2026 compared to last year, per NYPD statistics.

CQAH is planning more events, some of which will aim to facilitate more challenging discussions. The group also is planning to bring activities to Austin Street’s upcoming Open Street, between 71st Avenue and 71st Road, set for four Sundays at the end of the summer.

Richards said, “To the reigning NWSL champions, welcome home. We couldn’t be prouder to call Gotham FC our newest neighbors here in Queens, as we continue to bring world-class soccer to The World’s Borough and its families who maintain an unmatched passion for the beautiful game.”

Gotham FC will play in the borough on July 15 during The Queens Classic at Citi Field, just across the street from the club’s future home. The team will face the Washington Spirit in a rematch of the NWSL Championship. Q

Donate blood and save a life

The New York Blood Center is calling on donors of all blood types to contribute as the region faces trauma season, one of the most critical times of year for maintaining the blood supply.

To make an appointment, one may visit nybc.org. There are several upcoming blood drives in South Queens:

• West Hamilton Beach Fire Department and Ambulance Corps, 9 a.m. to 3 p.m. on Saturday, July 11, at 102-33 Davenport Court in Hamilton Beach; blood drive coordinator John Passarella;

• Our Lady of Perpetual Help, 8:30 a.m. to 2:30 p.m. on Sunday, July 26, in the rectory meeting room at 111-50 115 St. in South Ozone Park; blood drive coordinator Tony Harilall;

• NYPD 106th Precinct, 12 to 6 p.m. on Tuesday, July 28, at 103-53 101 St. in Ozone Park; blood drive coordinator Navdeep Singh; and

• St. Mary Gate of Heaven Roman Catholic Church, 8:15 a.m. to 2:15 p.m. on Sunday, Aug. 2, in the basement at 103-12 101 Ave. in Ozone Park; blood drive coordinator Marian Skabeikis. Q — Kristen Guglielmo

Q

Long said CQAH would like to have another interfaith walk in different parts of Queens.

Officials on Tuesday announced that Gotham FC, the reigning champions of the National Women’s Soccer League, will make Etihad Park in Willets Point its home stadium starting in 2028. PHOTO BY ED REED / NYC MAYOR’S OFFICE

The Central Queens Against Hate coalition, led by Mark Laster and Amy Long, to the left and right of the banner, held an interfaith food and walking tour June 28. PHOTO BY EMMANUEL MORENO

Target in Queens Place to move to Rego Center

by Stephanie G. Meditz Editor

The Target inside Elmhurst’s Queens Place mall is slated to relocate to Rego Center in 2028, a store spokesperson confirmed Monday.

Alexander’s, Inc., which owns Rego Center, on June 29 announced the completion of a 15-year lease allowing Target to occupy 135,000 square feet of retail space there. The store is slated to sit across from Best Buy on the second floor of the complex, at 61-35 Junction Blvd.

Following Rego Center’s deal with Target, the multi-level, 600,000 squarefoot open-air plaza is 99 percent leased, Alexander’s said in a press release. Queens Place, located at 88-01 Queens Blvd., is less than a mile away from Rego Center.

A Target spokesperson in a statement referred to the move as an exciting investment into a new space that will let the company better serve guests with a larger grocery selection, as well as new fixtures and innovations.

“As we get closer to this transition, we’ll have more to share, including exact

Ozone Park student wins big

dates and details on the new property,” the spokesperson said. “We look forward to continuing to serve the community in this new location.”

Earlier this year, Alexander’s sold its Rego Center phase I building at 96-05 Queens Blvd. to Northwell Health. The last of the former mall’s retailers, Burlington and Marshalls, moved to the phase II property last year.

Rego Center also houses Aldi, Petco, Five Below, Costco and more. Q

Emma Fernandez of Ozone Park recently won a $3,000 scholarship from the New York Conference of Italian American State Legislators. State Sen. Joe Addabbo Jr., a member of the conference, presented Fernandez with an oversized check at his Woodhaven office last month to commemorate the achievement.

A graduate of St. Francis Preparatory School in Fresh Meadows, Fernandez was awarded the scholarship in recognition of her commitment to community service and academic excellence, Addabbo’s office said. Fernandez accumulated more than 100

hours of volunteer service at Jamaica Hospital Medical Center and Ozone Park and Lions Club events, including trunk-or-treats and Christmas Tree lighting ceremonies. She is pursuing a career as a certified registered nurse anesthetist and will attend New York University in the fall.

“Emma’s academic excellence and community service embody the best of our district,” Addabbo said in a statement. “I wish her all the best as she pursues her future career as a CRNA. I’m sure she will be very successful.” — Kristen Guglielmo

The Target at Queens Place mall in Elmhurst is slated to move to Rego Center, above, in 2028. PHOTO BY MICHAEL SHAIN / FILE

Vacant stabilized apartments up after pandemic spike

Latest figures, from 2025, are self-reported from landlords of rent-stabilized buildings

by Samantha Maldonado THE CITY REPORTER

This article was originally published on July 6, 5:00 a.m. EDT p.m. by THE CITY REPORTER.

The number of empty, rent-stabilized apartments is on the rise across the city.

In 2025, there were about 57,000 vacant rent-stabilized apartments reported by landlords in the city, out of about a million, representing an approximate 5.6 percent vacancy rate. About a decade before, in 2016, the citywide vacancy rate was 3.7 percent.

That’s according to an analysis of borough-specific data showing counts of vacant, rent-stabilized apartments as of April of last year, obtained from the state through a Freedom of Information Law request by The City Reporter.

The data showed the share of vacant, rent-stabilized units citywide spiked in 2021, to a rate of about 7 percent. It was a year into the Covid pandemic, when the city’s population plummeted, especially in Manhattan and Brooklyn.

But the overall trend between 2016 and 2025 — the latest year for which data is available — shows rising vacancy rates in all boroughs but Manhattan, according to the rates reported to the Division of Homes and Community Renewal. The data is a snapshot that comes from reports landlords are required to submit to the state as of April 1 each year.

The count of vacant apartments does not include information about why the apartments are empty, or what level of repair or disrepair the apartments may have been in, making it impossible to know from the state data why vacancies happen.

“A vacant registration does not

indicate the cause of vacancy, condition of units, or whether the units are transitioning between tenancies. Such units may also include newly constructed buildings that have not yet been fully leased,” said DCHR spokesperson Charni Sochet in a statement.

The vacant rent-stabilized apartments reported are a small percentage of the total rent-stabilized stock, which amounts to about a million apartments.

Oksana Mironova, a housing policy analyst with the Community Service Society, said the current vacancy rate is “pretty significant,” but not necessarily in context.

“If we’re talking about every single type of vacancy, that [number] seems actually pretty reasonable to me, where you have apartments that are either getting renovated, or in between moves, or the units are potentially being held off the market,” she said.

Brendan Mitchell, director of real estate and finance at the Bronxbased University Neighborhood Housing Program, surmised that the recent 2025 rise could be because of eviction cases resolving in Housing Court, after the year-long eviction moratorium ended.

“In 2021, we weren’t seeing any evictions. It wasn’t happening yet. It wasn’t until 2024 or 2025,” Mitchell said. “Some of it was people moving, but overwhelmingly it was housing court cases finally getting settled.”

The trend of rising vacancies comes as some landlords of rent-stabilized buildings have been sounding the alarm on rising costs and insolvency, especially in older properties outside Manhattan.

Jose Tur, who manages two fully rent-stabilized buildings in Washington Heights, said seven of his 45

apartments have been vacant for about two or three years on average, after tenants stayed for decades.

“They need work,” Tur said. “If I could, I would, but I simply can’t, and the main reason for that is that I am barely making it.”

Though he doesn’t have mortgages on the buildings, he said he has no reserves, and his checking account has just under $26,000 in it. He is waiting for another rent payment to come through before he pays his tax bill, which will gobble up most of his funds, he said. He also will need to pay the water bill, for repairs he owes tenants and other expenses.

“It is very, very, very tough, and simply put, the numbers don’t work in my favor at the moment,” Tur said.

If Tur were to make the repairs, he’d be limited in how much he could recoup through the rent. Plus, the Rent Guidelines Board on June 25 approved a rent freeze, meaning rent prices on stabilized units will not rise for at least two years.

A 2019 state law, the Housing Stability and Tenant Protection Act, limited landlords from hiking the rent on stabilized apartments when they become vacant at rates above what the Rent Guidelines Board sets. While the law was put in place in large part to prevent landlords from harassing tenants to get them to leave and then hiking the rents, some property owners have said that policy prevents them from fixing up decrepit apartments, since the allowable increases wouldn’t cover the costs of doing the work.

Jay Martin, executive vice president of the New York Apartment Association, which represents landlords of rent-stabilized properties, pointed to that 2019 law as a key driver of the rise in vacancies, though he admitted it’s difficult to tell specific circumstances.

“It’s very hard to know why there are vacancies,” Martin said. “What is important, I think, is that we acknowledge that the vacancies exist, and then we collectively figure out how to fix it.”

Costs Climbing

The Rent Guidelines Board’s own research showed discrepancies in property owners’ costs and incomes depending on location, which could relate to the vacancies in each borough.

For instance, though net operating incomes citywide increased about 6 percent between 2023 and 2024, buildings in the middle of Manhattan — below West 110th Street and East 96th — saw their incomes increase by 10 per-

cent, compared to about 7 percent up in Queens and 4 percent up in Brooklyn. Buildings in The Bronx saw a slight dip in incomes in that period.

Average rents in buildings containing stabilized apartments also varied, with rents collected in The Bronx averaging to about $1,200, compared to nearly $3,000 in Manhattan’s core.

Mark Willis, senior policy fellow at the New York University Furman Center, pointed out that the state’s vacancy data as a whole obscures the more granular picture.

“Rent-stabilized buildings include all rent-stabilized buildings: those with as few as one rent-stabilized unit and those buildings where the market-rate units are rent stabilized under 421-a,” he said, referring to a tax incentive program for developers.

Buildings with a mix of marketrate and apartments for lowerincome earners, where higher rents yield landlords enough income to more comfortably cover expenses, generally fared better than older buildings that contain a majority of rent-stabilized apartments, according to research by Furman.

In buildings that are more than 50 years old and where at least 90 percent of the apartments are stabilized, the median rents are just over $1,300. Between 2019 and 2025, the inflation-adjusted incomes of those buildings dipped even as expenses rose, Furman found.

Some of the rent-stabilized stock that receives government subsidies also face climbing costs and declining incomes.

Patrick Boyle, senior policy director at Enterprise Community Partners, said there tend to be fewer vacancies in government-subsidized affordable housing in large part

because of regulatory requirements and various pathways to turn around apartments that may need repairs.

“You can kind of look at broad trends, but every building’s a little different as to why a unit’s vacant, or for how long, or what the causes are,” Boyle said.

The New York City Housing and Vacancy Survey offers another picture of the number of vacant, rentstabilized apartments. The 2023 survey, which extrapolated off of 10,000 interviews, found about 26,300 rentstabilized apartments were “vacant but not available” for rent, compared to about 43,000 in 2021. In both cases, those counts are much smaller numbers than what landlords reported each year to the state.

Mitchell, of UNHP in The Bronx, said it could cost as much as $50,000 to renovate a four-bedroom apartment that rents for $800, and older, pre-war apartments have more square footage, which means more expense.

“It’s not unreasonable for someone to look at that and say, ‘We don’t have the money,” he said. “For us, we do. We use private, for-profit managers and they look at us like we’re crazy. For us, it’s part of our mission to make sure we don’t have units sitting empty.”

Mark Bourbeau, president at Sycamore Birch Management which oversees 50 properties in The Bronx, said what UNHP does is not typical.

“A lot of real estate professionals will say, ‘It just doesn’t pay to gutrenovate an apartment in the city because I can’t raise the rent,’” he said. Q

THE CITY REPORTER (thecityreporter.nyc) is an independent, nonprofit news organization dedicated to hard-hitting reporting that serves the people of New York.

A tenement building sat near the Ditmars Boulevard station in Astoria, Aug. 15, 2024.

PHOTO BY BEN FRACTENBERG / THE CITY REPORTER

A splash of patriotism in D32

Councilmember Joann Ariola partnered with the Ozone Park Home Depot throughout June to distribute do-it-yourself paint kits to District 32 residents, who transformed fire hydrants into red, white and blue tributes ahead of the Fourth of July and the nation’s 250th birthday.

About 50 kits were distributed, and Ariola’s office coordinated with the FDNY to ensure the hydrants remained fully functional, providing instructions on which parts could safely be painted.

“I can remember all of the festivities and the painted hydrants in the community back when the country celebrated its bicen-

tennial in 1976,” Ariola said, adding that she wanted to recreate that same excitement for this year’s milestone.

Among the participants was Michael Naimoli, top left, who painted the hydrant outside his home on Sutter Avenue in Ozone Park on June 29, spending 12 hours on the project in 100-degree heat.

The response inspired more work: Naimoli has since been hired to paint a retired American flag mailbox in Tudor Village and two additional hydrants in Howard Beach and South Ozone Park.

“It’s been a very rewarding experience,” Naimoli said. — Kristen Guglielmo

Estate Planning Fundamentals: Probate and Cooperative Shareholders

By Cynthia J. Conza, Esq.

What happens when an owner of a cooperative apartment dies? Owning a cooperative apartment is different than owning a house or a condominium, as a cooperative apartment is not real property. Instead, cooperative residents own shares in a non-profit corporation that owns the building, and each owner has a proprietary lease for a particular apartment. Each owner doesn’t actually own their unit, just the shares in the cooperative corporation.

This unique arrangement creates a number of challenges for an estate representative when an owner passes away. As the ownership interest is personal property in the form of stock in the cooperative corporation, the shares will be controlled by the decedent’s estate and must be disposed of according to the decedent’s will, or if there was no will, the laws governing intestacy. This means the estate representative must go through the probate process to obtain authorization from the Surrogate’s Court to act

Another challenge for an estate representative seeking to sell a cooperative apartment is virtually all cooperatives require approval of any transfer by the cooperative’s Board of Directors. The Board has the right to approve, or reject, both a purchaser and also the purchase price. The law in New York grants a significant amount of discretion to a Board in approving or rejecting a transfer.

One strategy to avoid the lengthy probate process is for an owner to transfer the cooperative stock to a revocable trust. Upon the owner’s death the trustee can then transfer the apartment without having to apply to the Surrogate’s Court, which can avoid the delays of probate. Please feel free to contact me at cynthia@conzamcnamara.com or (718) 845-5555 if you would like to discuss further.

on behalf of the estate. This process can be long, especially in New York City which has some of the busiest courts in the nation.

Just show up!

to the borough’s long jazz history tonight, July 9, with the first of eight outdoor performances in the Queens Jazz Trail Concert Series.

ries

The third annual series features free concerts on eight consecutive Thursdays at eight different parks in Queens through Aug. 27. Opening night features Grammy-nominated flutist and composer Itai Kriss & Televana in Travers Park in Jackson Heights

jazz legends such as Armstrong, Count Basie, Billie Holiday, Tony Bennett, Lena Horne

All shows start at 7 p.m., and all performances are rain or shine. Lawn chairs, picnic blankets, snacks and dancing shoes are encouraged.

ecu re ug. t n h

The series is presented by the Kupferberg Center for the Arts at Queens College, Flushing Town Hall, the Louis Armstrong House Museum and the city’s Parks Department.

Town Hall, the ,

“Flushing Town Hall is a home for jazz,” FTH Executive and Artistic Director Ellen Kodadek said in a press release.

“Flush c e “ at Elle

“And we’re delighted to share Queens’ rich Jazz history through this partnership.”

The illustrated map can be found online at tinyurl. com/2mbbbsk9.

Additional support for the series has been provided by the Howard Gilman Foundation; Resorts World New York City; Northwell Health; Maspeth Federal Savings; the city’s Department of Cultural Affairs; AARP New York; and Queens College.

“Flushi E en “A Q s H Re s North ngs; AAR prou s.

“Just show up!” says one of the posters for the series.

The series is inspired by Flushing Town Hall’s Jazz Trail

“We’re proud to continue celebrating the extraordinary jazz history of Queens through this concert series,” said Jon Yanofsky, director of Kupferberg Center for the Arts. “Each summer, these

A fairs; continued on page 21

King Crossword Puzzle

I HAVE OFTEN WALKED

Suze Rotolo adorned a Bob Dylan album cover

by Ron Marzlock Chronicle Contributor

Joachim Rotolo was born in Palermo, Italy on May 11, 1913. Mary Pezzati was born Jan. 28, 1910 in Massachusetts. They married in March 1940 in New York City. They lived briefly on Barnett Avenue in Sunnyside. Their first child, Carla, was born March 5, 1941. They moved to the first floor at 79-03 19 Drive in Elmhurst. Their second, Susan, was born Nov. 20, 1943. He was a failed commercial artist and had to take a job as a linotype machine operator. Both parents were proud members of the Communist Party. Needing more room, they moved into a new two-unit building at 21-13 79 St. in East Elmhurst in the 1950s. Joachim died of a heart attack at 44 while warming up his car on Feb. 19, 1958.

After graduating W.C. Bryant High School in June 1960, Susan headed to Greenwich Village to become a full time political activist for Congress of Racial Equality. She met Bob Dylan in July 1961 at the Riverside Church Concert. They fell in love and were living together by early 1962, against the wishes of her family. She became pregnant

The childhood home of Suze Rotolo at 21-13 79 St. in East Elmhurst, as it looks today. A close friend and partner of Bob Dylan from 1961 to 1964, she’s seen on the cover of the 1963 album “The Freewheelin’ Bob Dylan.” GOOGLE MAPS IMAGE; INSET BY COLUMBIA RECORDS VIA WIKIPEDIA

with his child in 1963 and had an abortion. Eventually, Dylan’s affair with Joan Baez and Suze’s family hostility toward him killed the relationship. The iconic album cover of them embraced in love, above, is still sought after by collectors. Smoking cut her life short at age 67, as she died from lung cancer at her home in Manhattan on Feb. 25, 2011. Dylan never released a public statement regarding her death. Q

B SPORTS EAT

by Lloyd Carroll Chronicle Contributor

Former Mets hitting coach Eric Chavez received attention last week with his comments knocking the Mets on his “EC3” podcast. The biggest headlines were that Juan Soto gets special treatment, and that he was critical of Mets President of Baseball Operations David Stearns. Frankly, neither of these takes was surprising.

Superstar players always get perks not afforded to their teammates, especially on losing clubs. It is not a big deal to me if Soto likes to relax on the clubhouse sofa instead of sitting in the dugout between innings.

Stearns fired Chavez at the end of the 2025 season and tried to get him to take a pay cut at the end of 2024. Of course, he is disgruntled with the front office.

The one thing Chavez said which was troubling was his criticism of the organizational hitting philosophy, which begins in the lowest rungs of the minor leagues. According to him, Mets hitters are taught to always swing for the fences instead of making contact and putting the ball in play to get on base via a hit or an error committed by an opponent.

He places the blame on the Mets analytics experts who downplay situational hitting. Although Chavez did not mention specific players, Brett Baty, Ronny Mauricio, Mark Vientos and Francisco Alvarez always appear to be

swinging out of their shoes on every pitch trying to go for the fences. Yes, they do occasionally get a hold of a pitch and drive it over the fence. The problem is the home runs they hit do not atone for their inordinate number of strikeouts. Mets hitters are especially inept when they have runners in scoring when just a productive out would drive in a run. They never are adjusting to these situations, and that failure is often the unspoken reason for losses.

When I was growing up, hitters routinely adjusted when they had two strikes on them. Striking out was considered a humiliation. That is no longer the case. Vientos is almost certain to head to the bench once a pitcher gets two strikes on him. Alvarez and Baty are not much better. Even worse, they futilely flail at balls way out of the strike zone.

Chavez blames the Mets instructors for telling players that striking out is no different than making any other type of out. Sadly, this type of thinking is pervasive throughout Major League Baseball. Former Mets catcher and current Kansas City Royals third base coach Vance Wilson, complained to me about this when I saw him at Yankee Stadium in May.

“You have people making decisions who never played the game,” he told me. “They also do not seem to understand it.” Q

See the extended version of Sports Beat every week at qchron.com.

Save the dates for Summer Sundays in the Park

by Kristina Raevsky qboro contributor

If you are looking for something fun to do this summer, look no further than Summer Sundays.

Summer Sundays in the Park is a free outdoor concert series in Jackson Heights’ Travers Park, located on 78th Street between 34th Avenue and Northern Boulevard. Shows are from 6 to 7 p.m. every Sunday in July and August, and with the extension of Summer Sundays Plus, there are concerts through Nov. 1 at Espresso 77, at 35-57 77 St, and the Queensboro, at 80-02 Northern Blvd.

From cumbia to jazz to indie rock to R&B, there are so many different genres of music represented through the Summer Sundays concert series.

By featuring music from a variety of cultures, Summer Sundays celebrate the diversity of the Jackson Heights community.

Javier Arau, the organizer of Summer Sundays, explained how even the tent the musicians perform under represents different cultures.

“It’s got the word music written all over the tent in over 300 languages, and of course the idea behind that is to celebrate Jackson Heights, because it is just such a beautiful neighborhood when it comes to

all sorts of cultures from all over the world,” Arau told the Chronicle.

The tent is just the beginning, as the musical artists featured in the concert series perform a variety of genres representing many different countries.

On July 12, La Cumbiamba eNeYé will play cumbia music, followed by Mark Wade Trio performing modern jazz on July 19.

The Guachinangos will perform son jarocho music on Aug. 9, and the following

weekend, BIM will play bangla fusion, a genre that combines traditional Bengali music with international, often Western, styles.

For a complete list of performances, visit jhbg.org/programs/summersundays. One may contact info@jhbg.org to learn more.

Summer Sundays are fun for listeners of all ages, including children.

One musician, trumpeter and composer, John Yao, will perform jazz big band with

his 17-piece Instrument ensemble on August 30. As part of his project “Let’s Make Some Noise,” Yao will make his performance interactive.

He will invite audience members to sing along and play small percussion instruments so they can understand the music more deeply, because “the best way for me to help you understand that is for you to experience it yourself.”

Summer Sundays are a great opportunity to strengthen the bond between neighbors while spending some time outdoors.

“Organizations like ours are trying to contribute something to the community in a way that fosters well-being and connection among neighborhood residents,” Arau said. Both audience members and performers alike look forward to Summer Sundays.

“I’m excited to be a part of it, to participate, and to bring my music and my band to my hometown neighborhood,” said Yao, a Jackson Heights native. “It means everything to me. I’ve been looking forward to it for several years. It will be a lot of fun.”

Returning visitors also will be pleased to see that the number of chairs set up at Travers Park has doubled since last summer.

“The high quality music with a really gracious and enthusiastic audience, that’s a perfect combination,” Arau said. Q

Queens music fans hitting the Jazz Trail again

performances bring communities together in parks across the borough while honoring the artists and cultural traditions that helped shape jazz history right here in Queens.”

Singers and musicians Vincent Herring and Steve Turre will perform a John Coltrane centennial celebration on July 16 at Baisley Pond Park in Jamaica.

Six-time Grammy-winning pianist, composer and bandleader Arturo O’Farrell will

perform Afro-Latin jazz selections on July 23 at the Forest Park Bandshell in Woodhaven.

Trombonist, composer and arranger John Yao and his 17-Piece Instrument Band will perform big band numbers July 30 at Bowne Park in Flushing.

Internationally acclaimed trombonist, composer, recording artist and educator Wycliffe Gordon will appear Aug. 6 at Rockaway Beach Park in Far Rockaway. He also serves as director of Jazz Studies at Augusta University in Georgia.

Aug. 13 will feature trumpeter Wallace Roney Jr. on the stage at Archie Springer Park in Jamaica for a concert titled “Miles Davis @ 100.” He has performed with celebrated artists such as Chick Corea, Jimmy Heath and Ornette Coleman.

Brass Queens, a female-led, Brooklynbased brass band, will perform on Aug. 20 at Cunningham Park in Fresh Meadows, blending New York energy with the traditions of New Orleans brass music combining jazz, pop, reggaeton, mambo and classic rock.

Singer and violinist Lucy Yeghiazaryan will bring this year’s series to a close in a

The Brass Queens will perform as part of the Queens Trail Jazz Concert Series on Aug. 20 at Cunningham Park in Fresh Meadows. On the cover: Jazz fans at Astoria Park will be able to hear Lucy Yeghiazaryan, left, on Aug. 27. Additional performances include John Yao and his band at Bowne Park in Flushing on July 30 and Wallace Roney Jr. in Archie Spigner Park in St. Albans on Aug. 13.

Tony

on Aug.

Additional information is available at kupferbergcenter.org.

Bennett centennial celebration

27 at Astoria Park . She has performed at Lincoln Center and the Birdland Jazz Club and Theater in Manhattan.

The Jackson Heights Beautification Group’s Summer Sundays in the Park series brings free music from all over the world to Travers Park.

PHOTO VIA JHBG.ORG

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Legal Notices

NOTICE

OF SALE EASTERN DISTRICT OF NEW

YORK (ISLIP)

Allison Lending, LLC.; Plaintiff v. NLL Properties Incorporated et al; Defendants Attorneys for Plaintiff: Hasbani & Light, P.C., 450 7th Ave, Suite 1901, NY, NY 10123; (212) 6436677 Pursuant to judgment of foreclosure and sale granted herein on 12/30/25, I will sell at Public Auction to the highest bidder in EDNYIslip, 100 Federal Plaza, Central Islip, NY 11722. On August 17, 2026 at 10:00 AM Premises known as 109-09 211th Street, Queens Village, NY 11429 and identified on the Queens County Tax Map as Block: 11 Lots: 7-9 All that certain plot, piece or parcel of land, situate, lying and being in the County of Queens, City and State of New York. As more particularly described in the judgment of foreclosure and sale. Sold subject to all the terms and conditions contained in said judgment and terms of sale. Approximate amount of judgment: $297,011.18 plus interest and costs. Docket Number: 23-cv-9385 Janine T. Lynam, Esq., Referee

NOTICE OF SALE SUPREME COURT COUNTY OF QUEENS, BLUE CASTLE (CAYMAN) LTD, Plaintiff, vs. VANESSA HOLMESBENJAMIN, ET AL., Defendant(s). Pursuant to a Judgment of Foreclosure and Sale duly entered on March 17, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, NY 11435 on August 7, 2026 at 10:00 a.m., premises known as 130-65 227th Street, Springfield Gardens, NY 11413. All that certain plot, piece or parcel of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 12905 and Lot 5. Approximate amount of judgment is $787,660.31 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #711867/2017. Sally Attia, Esq., Referee Vallely Mitola Ryan PLLC, 6851 Jericho Turnpike, Suite 165, Syosset, New York 11791, Attorneys for Plaintiff

64-45 CENTRAL AVE LLC, Arts. of Org. filed with the SSNY on 06/15/2026. Office loc: Queens County. SSNY has been designated as agent upon whom process against the LLC may be served. SSNY shall mail process to: The LLC, 70-14 Eliot Avenue, Middle Village, NY 11379. Purpose: Any Lawful Purpose.

Notice of Formation of AREUM SOCIETY LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 03/04/2025. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: REPUBLIC REGISTERED AGENT SERVICES INC, 54 STATE STREET, STE 804, ALBANY, NY, 12207. Purpose: For any lawful purpose.

NOTICE OF SALE SUPREME COURT COUNTY OF QUEENS U.S. BANK TRUST NATIONAL ASSOCIATION, NOT IN ITS INDIVIDUAL CAPACITY, BUT SOLELY AS TRUSTEE OF CITIGROUP MORTGAGE LOAN TRUST 2018-RP1, Plaintiff AGAINST BARRINGTON CAMPBELL, ALAIR CHAMBERS, ET AL., Defendant(s) Pursuant to a Judgment of Foreclosure and Sale duly entered April 24, 2026, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, New York on July 17, 2026 at 10:00 AM, premises known as 251-07 139th Avenue, Rosedale, NY 11422. All that certain plot piece or parcel of land, with the buildings and improvements erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 13617 Lot 5. Approximate amount of judgment $543,392.96 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #704796/2024. Yvette V. Dudley, Esq., Referee Gross Polowy, LLC 1775 Wehrle Drive Williamsville, NY 14221 23-004026 90226

Notice of Formation of BASH NYC LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/27/2026. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: RIFAT AHMED, 148-05 87TH ROAD, JAMAICA, NY 11435. Purpose: For any lawful purpose.

Notice of Formation of CHINTEL COUNTRY LIVING LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 05/09/2026. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: THE LLC, 3512 190TH ST., FLUSHING, NY 11358. Purpose: For any lawful purpose.

NOTICE OF SALE SUPREME COURT COUNTY OF QUEENS, BANK OF NEW YORK MELLON TRUST COMPANY, N.A. AS TRUSTEE FOR MORTGAGE ASSETS MANAGEMENT SERIES I TRUST, Plaintiff, vs. CHARLES WALDEN AS HEIR AND DISTRIBUTEE OF THE ESTATE OF ALBERTA NEWBOLD, ET AL., Defendant(s). Pursuant to a Resettled Judgment of Foreclosure and Sale duly entered on December 4, 2025, I, the undersigned Referee will sell at public auction at the Queens County Supreme Courthouse, on the second floor in Courtroom 25, 88-11 Sutphin Boulevard, Jamaica, NY 11435 on August 7, 2026 at 10:00 a.m., premises known as 120-04 146th Street, Jamaica, NY 11436. All that certain plot, piece or parcel of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough and County of Queens, City and State of New York, Block 12043 and Lot 14. Approximate amount of judgment is $414,322.92 plus interest and costs. Premises will be sold subject to provisions of filed Judgment Index #706825/2014. Stephanie S. Goldstone, Esq., Referee Friedman Vartolo LLP, 85 Broad Street, Suite 501, New York, New York 10004, Attorneys for Plaintiff. Firm File No.: 260695-1

Notice of Qualification of CRF36A LIC LLC. App. For Auth. filed with Secy of State of NY (SSNY) on 5/20/26. Office location: Queens County. LLC formed in Missouri (MO) on 5/19/26. SSNY designated as agent of LLC upon whom process against it may be served. SSNY shall mail process to MO address of LLC: Katherine Thompson Holton, 7701 Forsyth Blvd., Ste 1000, St. Louis, MO 63105. Arts of Org filed with MO Secy of State, 600 W. Main St., Rm. 322, Jefferson City, MO 65102. Purpose: any lawful activity.

Notice of Formation of Cube It NYC LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/10/26. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: CUBE IT NYC LLC, 30-50 21ST ST, APT 2A, ASTORIA, NY 11102. Purpose: For any lawful purpose.

EQUAL HOUSING. Federal, New York State and local laws prohibit discrimination because of race, color, sex, religion, age, national origin, marital status, familial status or disability in connection with the sale or rental of residential real estate. Queens Chronicle does not knowingly accept advertising in violation of these laws. When you suspect housing discrimination call the Open Housing Center (the Fair Housing Agency for the five boroughs of New York) at 212941-6101, or the New York City Commission of Human Rights Hotline at 718-722-3131.

The Queens Chronicle reserves the right to alter wording in ads to conform with Federal Fair Housing regulations.

Sunnyside, 50-22 40 St, #5E. 1 BR, 1 bath apt. $2,600/mo. Newly renovated, elevator Co-op bldg, brand new carpet, full kitchen, brand new countertops, board approval required. Avail NOW. Call Javier Cortes (347) 200-0315. Capri Jet Realty Williamsburg, 141 N 8 St, #1R. 2 BR, 1 bath apt. $5,500/mo. Newly renovated, W/D, SS, new kitchen, HWF, decorative fireplace. Avail June 1. Call Theo Eastwind (718) 536-7787. Capri Jet Realty Williamsburg, 99 Meserole St. #4. 3 BR, 2 bath duplex apt. $4,700/ mo. Fully renovated, shared courtyard, separate kitchen, LR. Cats OK. Avail NOW. Call Agata Landa (914) 255-7284. Capri Jet Realty

Legal Notices

Notice of Formation of Desi Asian Nepali Job Agency LLC. Articles of Organization filed with the Secretary of State of New York (SSNY) on May 11, 2026. Office location: Queens County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of any process to the LLC at: 72-35 Broadway, Suite 210, Jackson Heights, NY 11372. Purpose: Any lawful business activity.

Notice of formation of FIVE BOROUGH VENTURES LLC. Art. Of Org. filed with the Sect’y of State of NY (SSNY) on 05/12/26. Office in Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail process to the LLC, 2840 JACKSON AVE. APT 34F, LONG ISLAND CITY, NY, 11101. Purpose: Any lawful purpose

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Howard Beach , Sun 7/12, 1pm-3pm, 161-24 84th St. 4 BR. C21 Amiable II, 718-835-4700. Lindenwood, Sat 7/11, 12pm-1:30pm, 155-17 79th St, Unit 181. 3 BR, 2 bath, 2nd fl. Move-in ready. LIndenwood, Sat 7/11, 12pm-1:30pm, 149-45 83rd St. 2 Family, Lg corner semi-attached home. C21 Amiable II, 718-835-4700. Having a garage sale? Let everyone know about it by advertising in the Queens Classifieds Call 718-205-8000 and place the ad!

Legal Notices

Notice of Formation of FRONTIER SUMMIT LOGISTICS LLC Articles of Organization were filed with the Secretary of State of New York (SSNY) on 06/22/2026. Office location: Queens County. SSNY has been designated as agent of the LLC upon whom process against it may be served. SSNY shall mail a copy of process to: FEI DONG, 58-01 215TH STREET, BAYSIDE HILLS, NY 11364. Purpose: For any lawful purpose.

GILSID, LLC. Arts. of Org. filed with the SSNY on 05/21/26. Office: Queens County. SSNY designated as agent of the LLC upon whom process against it may be served. SSNY shall mail copy of process to the LLC, 164-34 89th Street, Howard Beach, NY 11414. Purpose: Any lawful purpose.

For the