535 East 78th Street

535 East 78th Street in Upper East Side, Manhattan, has 20 open HPD violations, 1 of them class C, and 98 of 100 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: B (79/100).

Multi-family walk-up · 100 units · Built 1909

StreetSpy grade: B (Good, 79/100)

• 1 immediately hazardous violation open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 2 evictions carried out by marshals in the last 3 years.
• 98 of 100 units are rent-stabilized; 75 on the 2007 tax bill.

• Repairs: Low (20 open, 1 class C), records as of Oct 24, 2026
• Heat and hot water: 1 complaint, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

20 open violations: 1 class C (immediately hazardous), 12 class B, 7 class A. 0 issued in the last 12 months. 55 on record. Oldest open violation issued 1992-04-28. Newest violation issued 2021-05-07. No new HPD violation has been issued here since 2021. Most of the open count is older violations that were never closed.

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 C: No hot water, throughout the apartment, 5th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 5D, 5th STORY (apt 5D), issued 2016-08-26. HPD violation 11367728
• Class B: Damaged plaster or paint, bathroom, 3rd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE BATHROOM LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 3F), issued 2021-01-21. HPD violation 13943862
• Class B: Leak or water damage, ceiling, bathroom, 3rd floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 3F), issued 2021-01-21. HPD violation 13943863
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 3F), issued 2021-01-21. HPD violation 13943864
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 3F, 3rd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 3F), issued 2021-01-21. HPD violation 13943865
• Class B: Floor or stair defect, bathroom. REPLACE WITH NEW THE MISSING CERAMIC TILES 6 STY SOUTHWEST APT 6D BATHROOM FLOOR. , SECTION '' '' (apt 6D), issued 1999-08-17. HPD violation 2533305
• Class B: No heat / heating defect. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR AT RADIATOR 6 STY SOUTHWEST APT 6D EAST ROOM. , SECTION '' '' (apt 6D), issued 1999-08-17. HPD violation 2533306
• Class B: Floor or stair defect. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR EAST ROOM NORTHWEST CORNER 6 STY SOUTHEAST APT 6D. , SECTION '' '' (apt 6D), issued 1999-08-17. HPD violation 2533304

311 housing complaints

1 in the last 12 months, 5 in 5 years. Most common: Heat/Hot Water (1).

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: Owner reported 0 infested units
• 2025: No bedbug filing on record for this year
• 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

2 executed evictions in the last 3 years (5 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

98 of 100 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: 98 in 2024, 75 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 78/79 YORK ASSOCIATES LLC. Head officer: LAURA FERRARO. Managing agent: STEVE GOLDENBERG. This owner has 13 buildings on record, 0 graded D or F. See the full portfolio.

Last HPD registration Jul 27, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1014900023, HPD building ID 16634. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 72 St (Q), 10 min walk
• 86 St (Q), 11 min walk
• 77 St (6), 13 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.