12 East 88th Street

12 East 88th Street in Carnegie Hill, Manhattan, has 18 open HPD violations, 14 of them class C, and 6 of 38 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (65/100).

Condo · Multi-family elevator · 38 units · Built 1931

A condominium: each apartment has its own owner, so the landlord is an individual unit owner, and the building's record mixes many owners. Condo units are not rent-stabilized.

StreetSpy grade: C (Fair, 65/100)

• 14 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 5 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The owner's bedbug filings report no infested units in the last 3 years.
• 6 of 38 units are rent-stabilized.

• Repairs: High (18 open, 14 class C), records as of Oct 26, 2026
• Heat and hot water: 1 complaint, 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)

18 open violations: 14 class C (immediately hazardous), 4 class B, 0 class A. 0 issued in the last 12 months. 119 on record. Oldest open violation issued 2021-11-22. Newest violation issued 2025-10-15.

0 closed in the last 90 days. Median 117 days from issue to close for the 92 violations closed in the last 12 months.

5 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: Damaged plaster or paint, ceiling, 3rd room from the east, 12th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING IN THE 3rd ROOM FROM EAST AT SOUTH LOCATED AT APT PH, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH), issued 2025-10-15. HPD violation 12647771
• Class C: Gas defect, kitchen, 12th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT RANGE IN THE KITCHEN LOCATED AT APT PH14, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH14), issued 2025-10-15. HPD violation 14682917
• Class C: Damaged plaster or paint, 1st room from the east, 12th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND EAST WALL IN THE 1st ROOM FROM EAST AT SOUTH LOCATED AT APT PH, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH), issued 2025-10-15. HPD violation 12647775
• 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 SIGN MUST BE HARD PLASTIC OR METAL AT PUBLIC HALL, 1st STORY, issued 2025-10-15. HPD violation 11788334
• Class C: Gas defect, kitchen, 12th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT RANGE IN THE KITCHEN LOCATED AT APT PH, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH), issued 2025-10-15. HPD violation 12647749
• 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, issued 2025-10-15. HPD violation 12647814
• Class C: No heat / heating defect, radiator on the south wall, bathroom, 12th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE LEAKING RADIATOR AT SOUTH WALL IN THE 3rd BATHROOM FROM NORTH LOCATED AT APT PH14, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH14), issued 2025-10-15. HPD violation 14682922
• Class C: Damaged plaster or paint, ceiling, 3rd room from the north, 12th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 3rd ROOM FROM NORTH AT EAST LOCATED AT APT PH14, 12th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt PH14), issued 2025-10-15. HPD violation 14682909

311 housing complaints

2 in the last 12 months, 11 in 5 years. Most common: Heat/Hot Water (1), Plumbing (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: 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: No bedbug filing on record for this year
• 2021: Owner reported 0 infested units

Buildings department (DOB)

1 open DOB violation. 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 38 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).

Owner and management

Owner: THE BOARD OF MANAGERS OF THE 12 EAST 88TH STREET C. Head officer: DAVID ESHAGHPOUR. Managing agent: FirstService Residential. See the full portfolio.

Last HPD registration Aug 21, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1014997502, HPD building ID 17857. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (4, 5, 6), 5 min walk
• 96 St (6), 9 min walk
• 86 St (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.