Lazy Landlords put on Notice: Top-10 Worst Out-of-State Owners Exposed, Expect Relentless Fines

Mayor Tim Keller today launched a new transparency and enforcement list that exposes absentee and out-of-state landlords who repeatedly rack up dangerous housing violations while ignoring the consequences. The goal is simple: protect Albuquerque renters and hold property owners accountable. If you profit off Albuquerque, you are responsible for keeping homes safe — no excuses.

“Too many bad landlords think they can live somewhere else and ignore the damage they cause here,” said Albuquerque Mayor Tim Keller. “Those days are over — if you rent homes in Albuquerque, you are responsible for keeping people safe. We will not put up with sewage in apartments, bad wiring, and roach infestations.”

The new public dashboard exposes the Top 10 Out-of-State Chronic Offenders, owners of multi-unit properties responsible for more than 500 resident complaints, hundreds of open or repeated housing violations, and widespread failure to respond to Notices of Violation issued by the Code Enforcement Division. Many of these owners are registered under out-of-state LLCs and have been unreachable for years, with official notices repeatedly returned as undeliverable.

“We want to be absolutely clear; if you own property in Albuquerque, you are responsible for the safety and well-being of the people living there,” said Jeremy Keiser, Deputy Director of Code Enforcement. “Our inspectors have documented everything from collapsed ceilings and structural hazards to no AC in triple-digit heat, sewage leaks, and dangerous electrical conditions. When landlords fail to act, then Code Enforcement will act.”

Real Enforcement Consequences

Through this initiative, Code Enforcement will impose strong accountability measures, including:

• Multiple daily fines for continuing violations under the Uniform Housing Code
• Posting of Notices and Orders to Vacate for units or buildings that are unsafe
• Liens or legal action when owners refuse to make required repairs
• Escalated inspections for properties that repeatedly fail
• Public naming of owner entities to ensure full transparency

“This isn’t about just putting someone on a ‘naughty list’ for the sake of it,” Keller added. “It’s about protecting families, strengthening neighborhoods, and making sure every landlord playing the long-distance shell game knows that Albuquerque takes housing safety seriously.”

By the Numbers

• 10 properties on the inaugural list
• Over 300 documented code violations
• More than 500 verified 311 complaints
• Multiple properties with severe life-safety hazards, including exposed wiring, water intrusion, broken security doors, roof failures, and infestations

Public Access & Transparency

The new Out-of-State Chronic Offenders Dashboard provides full transparency by listing:

• Property addresses
• Owner/LLC names and states of registration
• Number of units
• Open UHC and IDO violations
• 311 complaint totals
• Inspection histories and enforcement actions
• Ongoing compliance status

The dashboard will be updated quarterly. Properties will remain listed until all violations are corrected and verified through follow-up inspections.

 

The Top-10 List:

No.1

7303 Montgomery Blvd NE

PAC-7303 Montgomery LP, 27401 Los Altos Suite 310, Mission Viejo, CA 92691

Total Issues:

• 2 open UHC violations
• 3 corrected
• 124 311 complaints
• 268-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2026-01160
• 1/22/26 - Hearing held
• 2/4/26 - Order issued $2500 fine
• 4/30/26 - Demand Letter posted
• UHC-2026-01089
• 5/20/2026 - Inspection and NAO posted

Health & Sanitation Concerns:

• Rat droppings found in several apartments.
• Water leaks under sinks creating mold-prone areas.
• Water damage on walls and ceilings — a sign of long-term moisture issues.
• Clogged gutters causing indoor flooding during rain events.

Safety Hazards:

• Front doors that do not lock properly, creating security risks for tenants.
• Broken ceiling fans and lighting fixtures.
• Hazardous plumbing issues that could lead to flooding or water contamination.
• Shower walls cracked and deteriorating.

Utility Failures:

• Multiple units without working air conditioning during summer months.
• Appliances such as dishwashers and stoves not working or completely absent.
• Units lacking gas stoves despite being required amenities.

Structural & Maintenance Issues:

• Damaged flooring, including lifted floor panels causing trip hazards.
• Damaged hall tiles and interior deterioration.
• Multiple appliances and fixtures found broken or missing.

Administrative Indicators of Neglect:

• Notices repeatedly returned as undeliverable, indicating the owner is not in contact.
• Violations discovered in nearly every inspection cycle across multiple units.

No. 2

1919 Ladera Dr NW (LCA RIO VOLCAN LP ATTN: LAKESIDE CAPITAL ADVISORS LP 6150 N Kilpatrick Ave, Chicago, IL 60646)

Total Issues:

• 2 open UHC violations
• 1 case closed with lien outstanding
• 10 corrected - 4 of which are IDO corrected
• 33 311 complaints
• 240-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2026-00488
• 4/21/26 – attempted to contact tenant at property
• 3/3/26 – inspection and NAO issued
• UHC-2026-01329
• 6/8/26 - Inspection and NAO issued

Water Damage & Mold Risks:

• Severe water damage on walls, door frames, and carpets.
• Unsealed windows allowing moisture and pests inside.

Safety & Structural Concerns:

• Windows missing locks, creating security concerns for tenants.
• Multiple units reported with non-working AC until Code Enforcement intervention.

Patterns of Neglect:

• Issues only repaired after Code Enforcement inspections.
• Repeated similar complaints across numerous units.

No. 3

3901 LaFayette Dr NE:

ESPERANZA APARTMENT OWNER LLC C/O ELEMENT PROPERTY COMPANY PO Box 425 Ketchum, Idaho 83340

Total Issues:

• 1 open UHC violation
• 8 corrected
• 40 311 complaints
• 188-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2026-00392
• 5/5/26 – repairs not done; Demand Letter posted
• 3/30/26 – attempted contact with tenant
• 2/17/26 – inspection and NAO issued

Health & Sanitation:

• Rodent and roach infestations observed.
• Sewage debris and standing water in common outdoor areas.

Safety & Structural Issues:

• Flooring lifting or coming apart, creating trip hazards.
• Holes in walls, missing caulking around fixtures and windows.
• Inoperable or unsecured windows.
• Weather stripping deteriorated or missing on multiple doors.

Utility & Habitability Failures:

• Non-working air conditioning in several units.
• No hot water reported in affected units.
• Persistent poor maintenance and visible mold.

No. 4

1750 Indian School Rd NW

ST ANTHONYS COMMUNITY PARTNERS LP C/O COMMUNITY PRESERVATION PARTNERS LLC 17782 Sky Park Circle, Irvine, CA 92614 (BERNALILLO COUNTY C/O COUNTY MANAGER)

Total Issues:

• 2 open UHC violations
• 6 corrected
• 97 311 complaints
• 160-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2026-01218
• 6/1/2026 – Inspected and NAO issued
• UHC-2026-01286
• 6/10/2026 – Inspected and NAO issued

Utility & Habitability Failures:

• Non-working air conditioning
• Non-functioning heating system
• No hot water and poor water pressure reported in affected units

Life & Safety Hazards:

• Exposed live wiring — a major electrical shock or fire hazard.
• Missing plumbing fixtures in several units.

Enforcement Actions:

• Notice and Order to Vacate issued due to immediate hazards.
• Renovations observed later, but original conditions were unsafe for occupancy.

No. 5

4401 Montgomery Blvd NE

PAC-4401 MONTGOMERY LP 27401 Los Altos Suite 310, Mission Viejo, CA 92691

Total Issues:

• 7 open violations
• 11 UHC corrected
• 62 311 complaints
• 241-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• All 7 open cases
• 6/3/2026 - Reinspected

Health & Sanitation:

• Sewage backups in units and common areas.
• Kitchen sink overflows and slow drains indicating plumbing system failures.
• Roof leaks and water damage inside units.

Safety Issues:

• Missing or non-functioning smoke alarms.
• Light fixtures and electrical outlets not working.
• Water damage found inside electrical panels, creating electrocution risks.

Structural & Maintenance Problems:

• Large exterior hole improperly covered, allowing pests and weather intrusion.
• Sagging flooring in units.
• Bathroom tiles missing and loose fixtures creating fall hazards.

Security & Habitability:

• Weather stripping missing from numerous exterior doors.
• Windows that fail to close securely.

Administrative Issues:

• Business license not posted as required.
• Notice of Violation returned undeliverable.

No. 6

4057 Montgomery Blvd NE

SUN POINTE PARK APARTMENTS LIMITED PARTNERSHIP 412 NW 5^th Ave Suite 200, Portland, OR 97209

Total Issues:

• 1 open UHC violation
• 8 corrected
• 16 311 complaints
• 260-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• 2/23/2026 – last inspection

Structural & Safety Hazards:

• Missing ceiling tiles exposing electrical and HVAC systems.
• Cracked stucco and structural weaknesses in exterior walls.
• Hazardous electrical wiring identified during ADAPT inspections.

Habitability Failures:

• Units missing carpet or basic flooring.
• Multiple units with no working AC.
• Water leaks and water-damaged ceilings/walls.

Positive Note:

• Some violations were corrected through cooperation with property management.
• Property was nearing completion of the ADAPT program before further issues were found.

No. 7

900 Louisiana Blvd NE

ROCKHILL CAPITAL PARTNERS LLC 7278 Glenview Dr. NW, Richland Hills, TX 76180

Total Issues:

• 2 open violations
• 2 corrected
• 18 311 complaints

• 164-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• 4/13/2026 – last inspection

Major Regulatory Violations:

• Operating with an expired business license.
• Operating without a Certificate of Occupancy.
• Conducting construction without proper permits — Red Tag Stop Work issued.

Unsafe Living Conditions:

• Large cracks in walls and structural surfaces.
• Exposed wiring and electrical hazards.
• Plumbing leaks and broken roof drains.

No. 8

8500 Marquette Ave NE

Flagstar Bank 5151 Corporate Dr, Troy, MI 48098

Total Issues:

• 2 open violations
• 40 311 complaints
• 4-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• CF-2024-065242
• 5/29/26 - most recent inspection
• IDO-2026-03154
• 5/12/26 - Civil Notice posted

Severe Deterioration:

• Broken and missing windows throughout the structure.
• No electricity, gas, or water service.
• Ineffective or missing weatherproofing.

Sanitation Concerns:

• Human and animal waste found inside the building.
• Trash accumulation and illegal outdoor storage.

Exterior Blight:

• Weeds, litter, and evidence of trespassing.
• Signs of further deterioration between inspections.

Enforcement Actions:

• NAO issued and IDO violations placed.

No. 9

3100 Jane Pl NE

RETREAT ALBUQUERQUE LLC 573 S Van Ness Ave, San Francisco, CA 94110

Total Issues:

• 2 open UHC violations
• 3 corrected
• 52 311 complaints
• 504-unit complex

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2026-01283:
• 6/5/26 - inspected and NAO issued

Safety & Structural Concerns:

• Damaged roof posing water intrusion risks.
• Broken or unsafe staircases creating fall hazards.

Utility Failures:

• Significant number of 311 complaints linked to lack of AC during summer months.

Enforcement Actions:

• NAO issued following multi-unit inspection.

No. 10

301 & 401 Western Skies

GREENWATER VILLAS DEL SOL I LLC, 400 UNIVERSITY DR Ste 500, CORAL GABLES, FL 33134-7125

Total Issues:

• 1 open UHC violation
• 3 corrected
• 75 311 complaints
• 136-units & 152-unit complexes

Expanded Violation Summary

Current Cases and Inspections:

• UHC-2025-01926
• 4/14/26 - most recent inspection

Safety & Structural Concerns:

• Roof leaking
• Interior walls – signs of water damage
• Rusted stairs in need of repair

Sanitation Concerns:

• Old carpet
• Indications of mold
• Complaints of bug infestation

Utility Failures:

• Non-functional heaters

Enforcement Actions:

• NAOs issued

If your property is on the list, what you can do:

Property owners: If your property is listed, or at risk of being listed, contact the Code Enforcement Division through 311 immediately to start the resolution process. Early engagement helps avoid escalation and public listing.