116 West 81st Street

116 West 81st Street in Upper West Side, Manhattan, has 9 open HPD violations, 1 of them class C, and 6 of 6 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (65/100).

Multi-family walk-up · 6 units · Built 1887

StreetSpy grade: C (Fair, 65/100)

• 1 immediately hazardous violation open (the class that covers no heat, pests, lead paint and similar).
• No housing complaints to 311 in the last 12 months.
• The owner's bedbug filings report no infested units in the last 3 years.
• 6 of 6 units are rent-stabilized.

More open violations per unit than 6 in 10 Manhattan buildings this size.

• Repairs: High (9 open, 1 class C), records as of Oct 26, 2026
• Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

9 open violations: 1 class C (immediately hazardous), 6 class B, 2 class A. 1 issued in the last 12 months. 65 on record. Oldest open violation issued 2022-05-13. Newest violation issued 2025-12-09.

0 closed in the last 90 days. Median 83 days from issue to close for the 1 violations closed in the last 12 months.

• Class C: Paperwork or record-keeping violation. HMC: IMMEDIATELY PROVIDE A FIRE GUARD AS DIRECTED BY THE NYC DEPT. OF HOUSING PRESERVATION & DEVELOPMENT (HPD) AND/OR THE NYC DEPT. OF BUILDINGS (DOB) TO PROTECT AGAINST FIRE HAZARDS OBSERVED BY HPD AND/OR DOB. FIRE HAZARDS OBSERVED BY HPD HAVE RESULTED IN THE FOLLOWING ADDITIONAL HPD VIOLATION(S): IN CONJUNCTION WITH VIOLATION #15159613 IN ORDER TO PROTECT PUBLIC SAFETY AGAINST IMMINENT FIRE HAZARDS OBSERVED, A FIRE GUARD MUST BE PROVIDED FORTHWITH FOR CONTINUOUS 24 HOUR COVERAGE, NOTWITHSTANDING THE CORRECTION AND CERTIFICATION DATES SET FORTH ABOVE (THE CORRECTION AND CERTIFICATION DATES SET FORTH ABOVE ARE APPLICABLE FOR PURPOSES OF CIVIL PENALTIES THAT MAY BE ASSESSED PURSUANT TO NYC ADMINISTRATIVE CODE § 27-2115, BUT DO NOT REFLECT THE DATE BY WHICH A FIRE GUARD MUST BE PROVIDED). A FIRE GUARD MUST BE PROVIDED IMMEDIATELY DUE TO THE EXIGENCY OF THE DANGEROUS FIRE HAZARD CONDITIONS OBSERVED. THE VIOLATION REQUIRING A FIRE GUARD TO BE PROVIDED WILL REMAIN OPEN UNTIL SUCH TIME AS THE FIRE HAZARDS RESULTING IN THE HPD VIOLATION(S) REFERENCED ABOVE AND/OR THE FIRE HAZARDS RESULTING IN RELATED DOB VIOLATION(S) HAVE BEEN DISMISSED., issued 2022-05-13. HPD violation 15159609
• Class B: Broken window or sash, 2nd window from the west, 1st room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE SPRING BALANCE AT LOWER WINDOW SASH 2ND WINDOW FROM WEST AT NORTH IN THE 1st ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-12-28. HPD violation 15637732
• Class B: Broken window or sash, 1st window from the west, 1st room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE SPRING BALANCE AT LOWER WINDOW SASH 1ST WINDOW FROM WEST AT NORTH IN THE 1st ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-12-28. HPD violation 15626250
• Class B: Broken window or sash, 4th room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOWER SASH'S SPRING BALANCE AT SOUTH WINDOW IN THE 4th ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-12-27. HPD violation 15626251
• Class B: Damaged plaster or paint, window sash on the north wall, 1st room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE COUNTER BALANCE AT LOWER WINDOW SASH AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-07-25. HPD violation 15269623
• Class B: Damaged plaster or paint, window on the south wall, 2nd room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE LOWER SASH COUNTER BALANCE WINDOW AT SOUTH WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-07-25. HPD violation 15269621
• Class B: Damaged plaster or paint, 3rd room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR COUNTER BALANCE LOWER SASH WINDOW AT SOTH WALL IN THE 3rd ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-07-25. HPD violation 15269622
• Class A: Damaged plaster or paint, ceiling, 5th room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING AND EAST WALL IN THE 5th ROOM FROM NORTH LOCATED AT APT 2, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2), issued 2022-12-27. HPD violation 15626252

311 housing complaints

0 in the last 12 months, 7 in 5 years.

Bedbugs

The owner reported 0 infested units in the last 3 years of filings. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.

• 2026: No bedbug filing on record for this year
• 2025: Owner reported 0 infested units
• 2024: Owner reported 0 infested units
• 2023: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 1 DOB violation on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (0 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

6 of 6 units rent-stabilized as of 2024. Stabilized renewals: 0% for one year and 0% for two years under RGB Order #58 (Oct 1, 2026 to Sep 30, 2027).

Rent-stabilized units on city tax bills: 6 in 2024, 6 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 116 WEST 81 RBJ LLC. Head officer: RON BENJOSEF. Managing agent: RON BENJOSEF. See the full portfolio.

Last HPD registration Sep 10, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1012110041, HPD building ID 35827. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 81 St-Museum of Natural History (C, B), 4 min walk
• 79 St (1), 5 min walk
• 86 St (1), 7 min walk

How the grade is calculated

Sources: NYC HPD Housing Maintenance Code Violations, NYC 311 Service Requests, NYC HPD Bedbug Reporting, NYC Marshal Evictions (DOI), NYC HPD Housing Litigations, NYC DOB Violations, NYC DOF tax bills (via JustFix Who Owns What portfolio API, v2), NYC HPD Property Registration. Methodology. Report generated 2026-10-28.