1274 1st Avenue

1274 1st Avenue in Upper East Side, Manhattan, has 64 open HPD violations, 8 of them class C, and 5 of 25 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (55/100).

Mixed residential & commercial · 25 units · Built 1920

StreetSpy grade: D (Poor, 55/100)

• 8 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The head officer on this registration is named on 6 buildings' registrations; 2 graded D or F.
• 5 of 25 units are rent-stabilized; 8 on the 2007 tax bill.

More open violations per unit than 8 in 10 Manhattan buildings this size.

• Repairs: High (64 open, 8 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 (1 open DOB violation), 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)

64 open violations: 8 class C (immediately hazardous), 34 class B, 22 class A. 0 issued in the last 12 months. 113 on record. Oldest open violation issued 2003-05-07. Newest violation issued 2025-09-02.

HPD recorded no violation closed here in the last 12 months.

2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: Self-closing door not working, 2nd floor. , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE ADJUST HINGES ON ENTRANCE DOOR IN THE ENTRANCE LOCATED AT APT 6, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 6), issued 2022-09-15. HPD violation 15366358
• 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): 15310463 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 2022-08-11. HPD violation 15310462
• Class C: Fire escape defect, 2nd room from the north, 3rd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF LOCK AT DOOR TO WINDOW WITH FIRE ESCAPE IN THE 2nd ROOM FROM NORTH AT WEST LOCATED AT APT 10, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 10), issued 2021-08-31. HPD violation 14525238
• Class C: No heat / heating defect (boiler room). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BOILER ROOM DOOR LOCKED AT BOILER ROOM, issued 2021-08-25. HPD violation 14504951
• Class C: No hot water, kitchen, 4th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE KITCHEN LOCATED AT APT 15, 4th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 15), issued 2021-08-25. HPD violation 14504950
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2021-06-11. HPD violation 14340155
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM MISSING AT PUBLIC HALL, 1st STORY, issued 2017-05-08. HPD violation 11763906
• Class C: Gas defect, north wall, foyer, 5th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF UNCAPPED GAS PIPE AT NORTH WALL IN THE FOYER LOCATED AT APT 20, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 20), issued 2013-03-19. HPD violation 9773698

311 housing complaints

0 in the last 12 months, 20 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 2 infested, 2 treated, 0 re-infested

Buildings department (DOB)

1 open DOB violation. 3 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

5 of 25 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: 5 in 2024, 8 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: BARBARA STERN LLC. Head officer: JONATHAN SCUTARI. Managing agent: AKAM ASSOCIATES, INC.. This owner has 6 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Aug 28, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1014630048, HPD building ID 111. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 72 St (Q), 5 min walk
• 68 St-Hunter College (6), 8 min walk
• Lexington Av/63 St (M, Q), 9 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.