2678 Ocean Avenue, Sheepshead Bay, Brooklyn: Violations and Building Information

About 2678 Ocean Avenue

2678 Ocean Avenue is an elevator co-op in Sheepshead Bay, Brooklyn, built in 1963, with 78 apartments, on 6 floors. The lot is 20,250 sq ft, zoned R7A.

Building type

Elevator co-op (class D4)

Year built

1963

Apartments

78

Floors

6

Building floor area

64,122 sq ft

Lot area

20,250 sq ft

Zoning

R7A

Floor area ratio

3.17 built of 4.00 allowed

Programmes and lists

Co-op · Rent-stabilised units · LL97: limits from 2026 (rent-regulated) · LL87 energy audit · LL88 lighting

BBL

3073800024

Zoning allows more floor area than the building uses: roughly 16,808 sq ft of unused development rights on paper. Zoning bonuses, overlays and lot conditions change the real number; an architect should confirm it.

From the city’s tax-lot records (DCP PLUTO), DOF, HPD, DOB and HUD programme lists. Zoning map for this lot.

NYC rules that apply here

Based on the building’s size, age and type. These apply whether or not anything is open.

• Rent-stabilised unitsThe DOF property tax bill lists rent-stabilised units in this building. Every stabilised unit must be registered with DHCR each year, with the rent roll. Increases follow the Rent Guidelines Board; leases, renewals and riders use the required forms.
• LL97: limits from 2026 (rent-regulated)On DOB’s Local Law 97 list as a rent-regulated property (§ 28-320.3.10.1): limits from January 1, 2026, first report May 1, 2027.
• LL87 energy auditOn DOB’s Local Law 87 list: an energy audit and retro-commissioning report every ten years, the year set by the block number’s last digit.
• LL88 lightingOn DOB’s Local Law 88 list: lighting in non-residential and common spaces had to meet code by January 1, 2025 (and tenant submeters in the largest buildings), with a report to DOB.
• HPD registration every yearRequired for every residential building with 3 or more apartments, between May 21 and September 1. Without it, an owner cannot bring a nonpayment case or certify corrected violations. Read the guide
• Lead-paint rules if lead is knownBuilt between 1960 and 1978: Local Law 1 applies when the owner knows there is lead-based paint. Read the guide
• Annual window-guard noticeEach January every tenant gets the window-guard notice; guards go on every window of an apartment where a child 10 or younger lives. Read the guide
• Heat and hot waterHeat season runs October 1 to May 31 (68°F by day when it is below 55°F outside, 62°F at night); hot water at 120°F all year. Read the guide
• Gas piping inspection every four years (Local Law 152)Every building except one- and two-family homes; the year depends on the community district. Read the guide
• Natural gas alarms by January 1, 2027Every apartment in a building with gas service needs a natural gas alarm (Local Law 157 of 2016, deadline set by Local Law 102 of 2025). Read the guide
• Energy benchmarking and Local Law 97About 64,122 sq ft, over the 25,000 sq ft line: Local Law 84 benchmarking and the Local Law 97 emissions report are due May 1 if the building is on the covered list. Over 50,000 sq ft, a Local Law 87 energy audit is due every ten years. Read the guide