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Elevator cooperative
Forest Hills
70-31 108 STREET · BIN 4052342
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1966Year Built
13Stories
D4Building Class
R7-1Zoning
141,900 sfGross Floor Area
120Units
LL97 CoveredRent Stabilized3 Open Violations 1 unresolved · 2 paperwork only ▸FISP: SAFE
Elevator cooperative · Owner of record: FOREST HILLS OWNERS CORP · 39,000 sf lot · 3.64 FAR built · Flood zone X
Locations of Work
Architecture
Roof1p · 1 filing · 4 docs
Bulkhead1p · 1 filing · 4 docs
Floor 61p · 1 filing · 10 docs
Floor 52p · 1 filing · 15 docs
Floor 4
Floor 3
Floor 2
Floor 1
▾Owner History (Filing Record)
Companies and organizations named on filings. Individual owners are not shown.
OwnerFilingsMost Recent
KINGS GROUP NY607/08/2026
METRO MANAGEMENT407/08/2026
FOREST HILLS OWNERS5803/22/2026
SYDNEY REALTY103/22/2026
JORDAN I PARKING LLC SUIT103/22/2026
F H OWNERS CORP203/22/2026
CENTRAL PARKING SYSTEM103/21/2026
METRO MANAGEMENT DEVELOPMENT103/21/2026
FOREST HILLS CANNON HEIGHTS COOP203/21/2026
CORD MEYER DEVELOPMENT103/21/2026
▾Design Consultants (Architect / Engineer of Record)
FirmFilingsMost Recent
KENNY LEE ARCHITECT207/11/2024
KORMAN DESIGN & BUILD510/16/2023
SUPERSTRUCTURES E+A104/21/2022
MOHAMMAD AHEAD, PE102/03/2022
MICHAEL ALMON, ARCHITECT307/02/2021
DAVI ARCHITECTURE, PC105/08/2019
▾Filing Representatives (Expediters)
RepresentativeFilingsMost Recent
KENNY LEE ARCHITECT503/21/2026
SUPERSTRUCTURES ENG + ARCH103/21/2026
KORMAN DESIGN & BUILD403/21/2026
▾Contractors (License-Anchored)
FirmTradeRolesMost Recent
QRC HOME IMPROVEMENT INCGeneral Contractor903/21/2026
KINGS GROUP NY CORPGeneral Contractor407/08/2026
TRIBUTE RESTORATION INCGeneral Contractor203/21/2026
RACZY, ROMANElectrical103/21/2026
ROMAN RACZYElectrical103/21/2026
WEISS, NORMANElectrical103/21/2026
FROGIERO CONTRACTING INCGeneral Contractor107/08/2026
HORBRIDGE PLUMBING & HEATINGPlumbing107/08/2026
CHARLES KEATINGElectrical103/21/2026
JOHN FITZGERALD PLBG &HTGPlumbing107/08/2026
LCJ ELEC'L CONTR'S INCElectrical103/22/2026
MAGUIRE, SHAWNElectrical103/21/2026
▾Special Inspection Agencies
AgencyLicense #FilingsMost Recent
KORMAN DESIGN & BUILD2055510/16/2023
Building Lifecycle
All (121)Filed (13)Permit Issued (9)Signed Off (7)Facade (FISP) (13)Violation (60)Inspection (6)Objection (2)Special Inspection (11)
04/14/2025
Signed off — Alteration
REPLACEMENT OF PLUMBING FIXTURES AND GAS APPLIANCE
Q01078096-I1
04/08/2025
Inspection — Pass-Final General Construction Non-Directive 14
Pass
View inspection ↗
04/04/2025
Signed off — Alteration
REPLACEMENT OF PLUMBING FIXTURES AND GAS APPLIANCE
Q01078096-S1
03/19/2025
Inspection — Pass-Final PL - Underground
Pass
View inspection ↗
12/23/2024
Violation issued (DOB, closed)
V*-DOB VIOLATION - DISMISSED
10/16/2024
Violation issued (ECB, closed)
Construction
10/16/2024
Violation issued (ECB, closed)
Unknown
10/16/2024
Violation issued (ECB, closed)
Construction
10/07/2024
Inspection — Certified Water and Sanitary-WS-Fixtures-Finish
Certified
View inspection ↗
09/03/2024
Permit issued — Plumbing
Q01078096-S1-PL
08/28/2024
Permit issued — General Construction
Q01078096-I1-GC
07/31/2024
Objection resolved — Addressed
07/26/2024
Objection raised — Scope
07/11/2024
Filed — Alteration
REPLACEMENT OF PLUMBING FIXTURES AND GAS APPLIANCE
Q01078096-I1
07/11/2024
Filed — Alteration
REPLACEMENT OF PLUMBING FIXTURES AND GAS APPLIANCE
Q01078096-S1
06/12/2024
Signed off — Alteration
INSTALLATION OF HEAVY DUTY SIDEWALK SHED. NO CHANGE IN USE, OCCUPANCY OR EGRESS. WORK SHALL COMPLY WITH CHAPTER 33 OF NYCC.
Q00672709-I1
01/17/2024
Signed off — Alteration
INSTALLATION AND MODIFICATION OF INTERIOR PARTITION WALL FOR APARTMENT #6B
Q00939797-I1
01/12/2024
Inspection — Pass-Final General Construction Non-Directive 14
Pass
View inspection ↗
10/17/2023
Special inspection requirement — Fire-Resistant Penetrations and Joints
DAVID UH
10/17/2023
Special inspection requirement — Fire-Resistance Rated Construction
DAVID UH
10/16/2023
Filed — Alteration
INSTALLATION AND MODIFICATION OF INTERIOR PARTITION WALL FOR APARTMENT #6B
Q00939797-P1
10/16/2023
Special inspection requirement — Fire-Resistant Penetrations and Joints
DAVID UH
10/16/2023
Special inspection requirement — Fire-Resistance Rated Construction
DAVID UH
10/10/2023
Permit issued — General Construction
Q00939797-I1-GC
09/28/2023
Filed — Alteration
INSTALLATION AND MODIFICATION OF INTERIOR PARTITION WALL FOR APARTMENT #6B
Q00939797-I1
05/17/2023
Cycle 9 facade report submitted
05/11/2023
Signed off — Alteration
Q00710182-I1
05/03/2023
Cycle 9 facade inspection completed
03/22/2023
Cycle 9 facade report signed — SAFE
03/13/2023
Signed off — Alteration
INTERIOR RENOVATION INCLUDING REMOVAL AND INSTILLATION OF PARTITION WALL WITH NEW FLOORING ON EXISTING FLOOR IN APT # 5J.
Q08001909-I1
03/07/2023
Inspection — Pass-Final General Construction Non-Directive 14
Pass
View inspection ↗
03/07/2023
Special inspection requirement — Energy Code Compliance Inspections
DAVID UH
03/07/2023
Special inspection requirement — Fire-Resistant Penetrations and Joints
DAVID UH
03/07/2023
Special inspection requirement — Structural Stability – Alterations of existing buildings
DAVID UH
02/24/2023
Filed — Alteration
INTERIOR RENOVATION INCLUDING REMOVAL AND INSTILLATION OF PARTITION WALL WITH NEW FLOORING ON EXISTING FLOOR IN APT # 5J.
Q08001909-P3
02/22/2023
Inspection — Fail-Final General Construction Non-Directive 14
Fail
View inspection ↗
02/09/2023
Filed — Alteration
INTERIOR RENOVATION INCLUDING REMOVAL AND INSTILLATION OF PARTITION WALL WITH NEW FLOORING ON EXISTING FLOOR IN APT # 5J.
Q08001909-P1
02/09/2023
Special inspection requirement — Energy Code Compliance Inspections
DAVID UH
02/09/2023
Special inspection requirement — Fire-Resistant Penetrations and Joints
DAVID UH
02/09/2023
Special inspection requirement — Structural Stability – Alterations of existing buildings
DAVID UH
02/03/2023
Permit issued — Sidewalk Shed
Q00672709-I1-SH
09/29/2022
Permit issued — General Construction
Q08001909-I1-GC
09/13/2022
Filed — Alteration
INTERIOR RENOVATION INCLUDING REMOVAL AND INSTILLATION OF PARTITION WALL WITH NEW FLOORING ON EXISTING FLOOR IN APT # 5J.
Q08001909-I1
08/03/2022
Violation issued (DOB, closed)
V*-DOB VIOLATION - DISMISSED
06/01/2022
Violation issued (DOB, open)
V-DOB VIOLATION - ACTIVE
05/06/2022
Permit issued — General Construction
Q00710182-I1-GC
04/21/2022
Filed — Alteration
Q00710182-I1
03/31/2022
Special inspection requirement — Final
JOHN GALETTA
02/05/2022
Permit issued — Sidewalk Shed
Q00672709-I1-SH
02/03/2022
Filed — Alteration
INSTALLATION OF HEAVY DUTY SIDEWALK SHED. NO CHANGE IN USE, OCCUPANCY OR EGRESS. WORK SHALL COMPLY WITH CHAPTER 33 OF NYCC.
Q00672709-I1
07/28/2021
Signed off — Alteration
RELOCATION OF GAS RANGE, SINK AND DISHWASHER IN KITCHEN. INSTALL OF NEW FIXTURES ON EXISTING ROUGH IN TWO (2) BATHROOMS.
Q00351622-I1
07/02/2021
Filed — Alteration
RELOCATION OF GAS RANGE, SINK AND DISHWASHER IN KITCHEN. INSTALL OF NEW FIXTURES ON EXISTING ROUGH IN TWO (2) BATHROOMS.
Q00351622-P2
06/10/2021
Filed — Alteration
RELOCATION OF GAS RANGE, SINK AND DISHWASHER IN KITCHEN. INSTALL OF NEW FIXTURES ON EXISTING ROUGH IN TWO (2) BATHROOMS.
Q00351622-P1
03/04/2021
Violation issued (HPD, closed)
A
03/04/2021
Violation issued (HPD, closed)
A
03/04/2021
Violation issued (HPD, closed)
A
03/04/2021
Violation issued (HPD, closed)
C
03/04/2021
Violation issued (HPD, closed)
A
03/04/2021
Violation issued (HPD, closed)
A
09/23/2020
Permit issued — Plumbing
Q00351622-I1-PL
Latest 60 of 121 events.
Permit / Filing Register
SourceWork TypeStatusApplicantIssued
DOB NOWPlumbingSigned-offJOHN FITZGERALD PLBG &HTG09/03/2024
DOB NOWGeneral ConstructionSigned-offQRC HOME IMPROVEMENT INC08/28/2024
DOB NOWGeneral ConstructionSigned-offQRC HOME IMPROVEMENT INC10/10/2023
DOB NOWSidewalk ShedSigned-offKINGS GROUP NY CORP02/03/2023
DOB NOWGeneral ConstructionSigned-offQRC HOME IMPROVEMENT INC09/29/2022
DOB NOWGeneral ConstructionSigned-offTRIBUTE RESTORATION INC05/06/2022
DOB NOWSidewalk ShedSigned-offKINGS GROUP NY CORP02/05/2022
DOB NOWPlumbingSigned-offHORBRIDGE PLUMBING & HEAT09/23/2020
DOB NOWCurb CutPermit IssuedFROGIERO CONTRACTING INC03/10/2020
BISOTISSUEDE-Z TOUCH HOME IMPROVEMEN09/22/2020
BISPLISSUEDLUVER PLBG & HTG INC11/17/2016
BISOTISSUEDA&A BUILDING CONSULTANTS10/21/2016
BISOTISSUEDA&A BUILDING CONSULTANTS07/08/2016
BISOTISSUEDINTEGRITY UV168 INC05/11/2016
BISPLISSUEDGIL GLICK04/25/2016
BISOTISSUEDDOUBLE (O) CONSTRUCTION04/12/2016
BISOTISSUEDINTEGRITY UV168 INC03/07/2016
BISOTISSUEDXINOS CONSTRUCTION CORP09/04/2015
BISOTISSUEDEM & EM CHIMNEY AND MASON05/12/2014
BISPLISSUEDGW MECHANICAL CORP03/05/2013
BISEQISSUEDDNA CONTRACTING LLC09/21/2011
BISMHISSUEDEVCO MECHANICAL CORP03/31/2011
BISEQISSUEDOUTDOOR INSTALLATIONS LLC03/17/2011
BISPLISSUEDGW MECHANICAL CORP03/08/2011
BISOTISSUEDNICK GABRIELE GENERAL CON03/07/2011
BISOTISSUEDHI-TECH AIR CONDITIONING03/04/2011
BISOTISSUEDDNA CONTRACTING LLC03/03/2011
BISOTISSUEDDOUBLE (O) CONSTRUCTION02/11/2011
BISPLISSUEDHYDRO MECHANICAL INC06/30/2010
BISOTISSUEDDNA CONTRACTING LLC06/02/2010
BISOTISSUEDGGP CONTRACTING CORP05/27/2010
BISOTISSUEDGGP CONTRACTING CORP05/25/2010
BISEQISSUEDOUTDOOR INSTALLATIONS LLC04/15/2010
BISMHISSUEDHI-TECH AIR CONDITIONING02/16/2010
BISBLISSUEDGW MECHANICAL CORP12/04/2009
BISPLISSUEDGW MECHANICAL CORP12/04/2009
BISOTISSUEDAM&G WATERPROOFING LLC04/12/2007
BISEQISSUEDS&E BRIDGE & SCAFFOLD LLC.04/04/2007
BISOTISSUEDAM&G WATERPROOFING LLC02/09/2007
BISEQISSUEDS & E MAINTENANCE INC01/18/2007
+ 14 more permits on file
10 projects · most recent 11/18/2025
General Wiring
FiledStatusContractorScope
11/18/2025Permit IssuedVMA ELECTRICAL CORP.General Wiring
11/05/2025CompleteA.L. ELECTRICAL CORP.General Wiring
11/13/2024CompleteCL ELECTRICAL CORPGeneral Wiring
07/17/2024CompleteDELUXE ELECL & MAINT CORPGeneral Wiring
11/07/2022Permit IssuedGREY GOOSE ELECTRIC CORPGeneral Wiring
02/08/2022CompleteHIGH QUALITY ELECTRIC OF—
09/14/2021CompleteEVEREST ELEC'L CONTRG INCGeneral Wiring
05/21/2021CancelledEVEREST ELEC'L CONTRG INCGeneral Wiring
09/11/2020CompleteLCJ ELEC'L CONTR'S INCGeneral Wiring
07/12/2019Permit IssuedSPICE ELECTRIC COMPANYGeneral Wiring
▾Field Inspections (DOB CAP) — 6
DateTypeResultReport
04/08/2025Pass-Final General Construction Non-Directive 14PassView ↗
03/19/2025Pass-Final PL - UndergroundPassView ↗
10/07/2024Certified Water and Sanitary-WS-Fixtures-FinishCertifiedView ↗
01/12/2024Pass-Final General Construction Non-Directive 14PassView ↗
03/07/2023Pass-Final General Construction Non-Directive 14PassView ↗
02/22/2023Fail-Final General Construction Non-Directive 14FailView ↗
▾Special Inspection Requirements (DOB NOW) — 11
DateRequirementInspectorRole
10/17/2023Fire-Resistant Penetrations and JointsDAVID UHspecial
10/17/2023Fire-Resistance Rated ConstructionDAVID UHprogress
10/16/2023Fire-Resistant Penetrations and JointsDAVID UHspecial
10/16/2023Fire-Resistance Rated ConstructionDAVID UHprogress
03/07/2023Energy Code Compliance InspectionsDAVID UHprogress
03/07/2023Fire-Resistant Penetrations and JointsDAVID UHspecial
03/07/2023Structural Stability – Alterations of existing buildingsDAVID UHspecial
02/09/2023Energy Code Compliance InspectionsDAVID UHprogress
02/09/2023Fire-Resistant Penetrations and JointsDAVID UHspecial
02/09/2023Structural Stability – Alterations of existing buildingsDAVID UHspecial
03/31/2022FinalJOHN GALETTAprogress
▾Documents — 307 on file (BIS + DOB NOW)
▸Plans & Drawings11
▸DOB NOWPlans/Sketch7
08/26/2026Q00672709-I1Request digital key ↗
08/26/2026Q00710182-I1Request digital key ↗
08/25/2026Q08001909-P1Request digital key ↗
Showing 3 of 7 on file for this type
▸DOB NOWPlans/Sketch - Plumbing3
08/28/2026Q00351622-P2Request digital key ↗
08/28/2026Q00351622-I1Request digital key ↗
08/15/2026Q00351622-P1Request digital key ↗
▸DOB NOWPlans/Sketch - Curb Cut1
08/28/2026Q00162940-I1Request digital key ↗
▸Applications & Permits56
▸BISWORK PERMIT APPLICATION28
09/22/2020440619573Open ↗
11/22/2016421232339Open ↗
07/13/2016421232339Open ↗
Showing 3 of 28 on file for this type
▸BISPLAN / WORK APPROVAL APPLICATION27
08/20/2020440619573Open ↗
08/29/2019421885892Open ↗
08/12/2019440555613Open ↗
Showing 3 of 27 on file for this type
▸BISNon-Directive 14 Construction Sign Off Including Sign Applications1
04/18/2017421232339Open ↗
▸Seals & Professional Certifications80
▸BISTECHNICAL REPORT: RESPONSIBILITY/CERTIFICATION33
07/22/2019421885892Open ↗
07/22/2019421885892Open ↗
12/04/2017421167506Open ↗
Showing 3 of 33 on file for this type
▸DOB NOWDPL-1: Design Professional Seal & Signature11
08/28/2026Q00162940-I1Open ↗
08/26/2026Q00672709-I1Open ↗
08/25/2026Q08001909-P1Open ↗
Showing 3 of 11 on file for this type
▸BISPROFESSIONAL CERTIFIED CHECKLIST10
07/05/2016421232339Open ↗
06/29/2016421232339Open ↗
04/18/2016421313741Open ↗
Showing 3 of 10 on file for this type
▸BISPROFESSIONAL CERTIFICATION STATEMENT7
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
07/05/2016421232339Open ↗
Showing 3 of 7 on file for this type
▸DOB NOWSpecial Inspector Seal & Signature6
08/25/2026Q08001909-P1Open ↗
08/25/2026Q08001909-P1Open ↗
08/25/2026Q00939797-P1Open ↗
Showing 3 of 6 on file for this type
▸DOB NOWProgress Inspector Seal & Signature5
08/25/2026Q08001909-P1Open ↗
08/25/2026Q00710182-I1Open ↗
08/25/2026Q00939797-P1Open ↗
Showing 3 of 5 on file for this type
▸BISPROFESSIONAL CERTIFICATION STATEMENT FORM4
09/22/2011420484283Open ↗
02/04/2011420320110Open ↗
01/25/2011420318560Open ↗
Showing 3 of 4 on file for this type
▸BISREQUIRED ITEMS CHECKLIST FOR PROFESSIONAL CERTIFICATION2
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY2
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
▸Trade Schedules & Equipment18
▸BISSCHEDULE B - PLUMBING8
08/12/2019440555613Open ↗
10/21/2011420093641Open ↗
02/04/2011420320110Open ↗
Showing 3 of 8 on file for this type
▸BISSCHEDULE B - PLUMBING/SPRINKLER/STANDPIPE4
07/22/2019421885892Open ↗
12/12/2016421232339Open ↗
07/05/2016421232339Open ↗
Showing 3 of 4 on file for this type
▸BISSCHEDULE C - HEATING & COMBUSTION EQUIPMENT2
On file, but not among the 200 most recently loaded documents for this source.
Showing 0 of 2 on file for this type
▸BISPLUMBING - SUPPORTING DOCUMENTATION2
On file, but not among the 200 most recently loaded documents for this source.
Showing 0 of 2 on file for this type
▸BISSELF-CERT PLUMBING NOTICE2
08/11/2010420180226Open ↗
Showing 1 of 2 on file for this type
▸Safety & Tenant Protection6
▸BISTenant Protection Plan and Notes4
09/19/2019421885892Open ↗
07/05/2016421232339Open ↗
04/18/2016421313741Open ↗
Showing 3 of 4 on file for this type
▸BISSTREET TREE CHECKLIST2
07/22/2019421885892Open ↗
Showing 1 of 2 on file for this type
▸Environmental & Asbestos24
▸DOB NOWDEP ACP-5: Asbestos Assessment Report9
08/25/2026Q08001909-P1Open ↗
08/25/2026Q08001909-I1Open ↗
08/24/2026Q00939797-I1Open ↗
Showing 3 of 9 on file for this type
▸BISASBESTOS: CERTIFICATION (DEP ACP5)6
08/20/2020440619573Open ↗
09/19/2019421885892Open ↗
08/12/2019440555613Open ↗
Showing 3 of 6 on file for this type
▸BISTHIS IS 'NOT AN ASBESTOS PROJECT'5
02/04/2011420320110Open ↗
01/25/2011420318560Open ↗
Showing 2 of 5 on file for this type
▸BISASBESTOS EXEMPTION CERTIFICATION LETTER3
12/14/2010420296735Open ↗
Showing 1 of 3 on file for this type
▸BISDEP ASBESTOS PROJECT COMPLETION FORM1
09/10/2015421167506Open ↗
▸Energy Compliance20
▸BISTECHNICAL REPORT: ENERGY CODE PROGRESS INSPS11
07/22/2019421885892Open ↗
07/22/2019421885892Open ↗
10/16/2018421679008Open ↗
Showing 3 of 11 on file for this type
▸BISAS-BUILT ENERGY ANALYSIS4
12/04/2017421167506Open ↗
04/18/2017421232339Open ↗
07/19/2016421236549Open ↗
Showing 3 of 4 on file for this type
▸BISTECHNICAL REPORT: ENERGY CODE - RESPONSIBILITY2
09/14/2020440619573Open ↗
08/20/2020440619573Open ↗
▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY FOR ENERGY CODE PROGRESS INSPECTIONS1
08/20/2020440619573Open ↗
▸BISAS-BUILT ENERGY ANALYSIS (EN2)1
07/01/2021440619573Open ↗
▸BISENERGY CODE COMPLIANCE INSPECTIONS1
07/01/2021440619573Open ↗
▸Inspections & Test Reports5
▸BISTECHNICAL REPORT: RESPONSIBILITY2
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
▸BISFIRE-RESISTANT PENETRATIONS AND JOINTS (FIRESTOP)1
07/01/2021440619573Open ↗
▸BISHYDRAULIC FLOW CALCULATIONS1
08/12/2019440555613Open ↗
▸BISDOB FINAL INSPECTION REQUIRED1
07/01/2021440619573Open ↗
▸Approvals, Objections & Sign-offs33
▸BISADMINISTRATIVE OBJECTIONS13
07/05/2016421232339Open ↗
03/09/2016421236549Open ↗
06/05/2015421167506Open ↗
Showing 3 of 13 on file for this type
▸BISCERTIFICATE OF OCCUPANCY/LOC: REQUEST11
07/01/2021440619573Open ↗
12/12/2017421167506Open ↗
04/18/2017421232339Open ↗
Showing 3 of 11 on file for this type
▸BISLETTERS - SUPPORTING DOCUMENTATION7
07/19/2016421236549Open ↗
07/19/2016421236549Open ↗
05/17/2013420320110Open ↗
Showing 3 of 7 on file for this type
▸BISSCHEDULE A - OCCUPANCY / USE2
09/18/2019421885892Open ↗
07/22/2019421885892Open ↗
▸Cost, Insurance & Ownership27
▸BISCOST AFFIDAVIT25
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
07/22/2019421885892Open ↗
Showing 3 of 25 on file for this type
▸BISHIC LICENSE OR AFFIDAVIT1
09/22/2020440619573Open ↗
▸BISCOST AFFIDAVIT (FINAL): PW31
07/01/2021440619573Open ↗
▸Filing & Intake Forms26
▸BISEFILING COVER SHEET16
07/22/2019421885892Open ↗
07/22/2019421885892Open ↗
10/16/2018421679008Open ↗
Showing 3 of 16 on file for this type
▸BISADDITIONAL INFORMATION7
06/14/2012420175866Open ↗
04/02/2011420175107Open ↗
Showing 2 of 7 on file for this type
▸BISEFILING JOB APPLICATION COVER SHEET2
08/20/2020440619573Open ↗
08/12/2019440555613Open ↗
▸BISBOROUGH INTAKE FORM1
12/04/2017421167506Open ↗
▸Other Documents1
▸BISPLOT DIAGRAM1
07/22/2019421885892Open ↗