120 West 81st Street
120 West 81st Street in Upper West Side, Manhattan, has 60 open HPD violations, and 9 of 8 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (55/100).
Multi-family walk-up · 8 units · Built 1887
StreetSpy grade: D (Poor, 55/100)
- 60 open housing violations, none in the most serious class.
- 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- No housing complaints to 311 in the last 12 months.
- 9 of 8 units are rent-stabilized.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (60 open), 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
Housing code violations (HPD)
60 open violations: 0 class C (immediately hazardous), 32 class B, 28 class A. 0 issued in the last 12 months. 75 on record. Oldest open violation issued 2005-04-12. Newest violation issued 2025-06-04.
HPD recorded no violation closed here in the last 12 months.
1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.
- Class B: Missing or broken smoke / CO detector, 2nd floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422255
- Class B: Door, lock or intercom defect, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL-BUZZER AND INTERCOM RETURN SYSTEM AT BUILDING FRONT AND IN THE PRIVATE HALLWAY LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422227
- Class B: Floor or stair defect, 2nd room from the north, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE 2nd ROOM FROM NORTH LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422245
- Class B: Missing or broken smoke / CO detector, 2nd floor. REPAIR OR REPLACE THE SMOKE DETECTOR MISSING LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422251
- Class B: Damaged plaster or paint, bathroom, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422211
- Class B: Damaged plaster or paint, kitchen, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND SOUTH WALL IN THE KITCHEN LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422219
- Class B: Damaged plaster or paint, ceiling, 1st room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422239
- Class B: Damaged plaster or paint, foyer, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR ALL WALLS AND CEILINGS IN THE FOYER LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2016-10-05. HPD violation 11422262
311 housing complaints
0 in the last 12 months, 0 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: No bedbug filing on record for this year
- 2023: No bedbug filing on record for this year
- 2022: No bedbug filing on record for this year
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
No open DOB violations. 4 DOB violations 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
9 of 8 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: 9 in 2024, 9 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: James J Dooling. Managing agent: Marian Sandomierski. See the full portfolio.
Last HPD registration Nov 18, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1012110142, HPD building ID 35831. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 79 St (1), 5 min walk
- 81 St-Museum of Natural History (C, B), 5 min walk
- 86 St (1), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 60 open (32 class B, 28 class A). 1 rent-impairing | −45 |
| 311 housing complaints (12 mo) | None | 0 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 0 |
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.