120 West 86th Street

120 West 86th Street in Upper West Side, Manhattan, has 23 open HPD violations, 2 of them class C, and 16 of 49 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (71/100).

Multi-family elevator · 49 units · Built 1912

StreetSpy grade: C (Fair, 71/100)

• 2 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 10 heat or hot water complaints to 311 in the last 12 months.
• 1 eviction carried out by marshals in the last 3 years.
• 16 of 49 units are rent-stabilized; 20 on the 2007 tax bill.

More open violations per unit than 5 in 10 Manhattan buildings this size.

• Repairs: Medium (23 open, 2 class C), records as of Oct 25, 2026
• Heat and hot water: 10 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

23 open violations: 2 class C (immediately hazardous), 21 class B, 0 class A. 1 issued in the last 12 months. 29 on record. Oldest open violation issued 2021-11-18. Newest violation issued 2026-04-27.

0 closed in the last 90 days. Median 72 days from issue to close for the 1 violations closed in the last 12 months.

• Class C: Lead paint hazard. - CORRECT FAILURE TO NOTIFY OCCUPANTS AND/OR TO INVESTIGATE LEAD-BASED PAINT HAZARDS., issued 2021-11-29. HPD violation 14704390
• Class C: Lead paint hazard. : CORRECT FAILURE TO PROVIDE TO THE DEPARTMENT WITHIN 45 DAYS OF DEMAND ALL RECORDS REQUIRED TO BE MAINTAINED BY OWNER PURSUANT TO LOCAL LAW 1 OF 2004 RELATED TO LEAD-BASED PAINT NOTICES, INSPECTIONS AND REMEDIATION/ABATEMENT ACTIVITIES. (apt BMT), issued 2021-11-18. HPD violation 14686683
• Class B: Lead paint hazard, 1st floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 1D, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1D), issued 2021-12-06. HPD violation 14715190
• Class B: Lead paint hazard, 8th floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 8D, 8th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 8D), issued 2021-12-06. HPD violation 14715194
• Class B: Lead paint hazard, 10th floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 10A, 10th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 10A), issued 2021-12-06. HPD violation 14715195
• Class B: Lead paint hazard, 1st floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 1C, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1C), issued 2021-12-06. HPD violation 14715189
• Class B: Lead paint hazard, 10th floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 10B, 10th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 10B), issued 2021-12-06. HPD violation 14715188
• Class B: Lead paint hazard, 4th floor. AND 27-2056.17 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY SUBMITTING REQUIRED SUPPORTING DOCUMENTATION AND AFFIDAVITS FOR APARTMENT LOCATED AT APT 4C, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 4C), issued 2021-12-06. HPD violation 14715191

311 housing complaints

10 in the last 12 months, 25 in 5 years. Most common: Heat/Hot Water (10).

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. 2 DOB violations on record. Check on DOB BIS.

Evictions and housing court

1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

16 of 49 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: 16 in 2024, 20 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 120 WEST 86TH STREET LLC. Head officer: JANE GOLDMAN. Managing agent: Samuel Mahabir. This owner has 112 buildings on record, 3 graded D or F. See the full portfolio.

Last HPD registration Jul 3, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1012160140, HPD building ID 36321. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (1), 4 min walk
• 86 St (C, B), 5 min walk
• 81 St-Museum of Natural History (C, B), 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 2026-10-27.