178 East 88th Street

178 East 88th Street in Carnegie Hill, Manhattan, has 13 open HPD violations, 2 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: D (60/100).

Multi-family walk-up · 10 units · Built 1910

StreetSpy grade: D (Poor, 60/100)

• 2 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.
• No housing complaints to 311 in the last 12 months.
• No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.

More open violations per unit than 7 in 10 Manhattan buildings this size.

• Repairs: High (13 open, 2 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 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Expired Sep 1, 2025, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

13 open violations: 2 class C (immediately hazardous), 5 class B, 5 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 1 issued in the last 12 months. 76 on record. Oldest open violation issued 1991-02-05. Newest violation issued 2026-04-29.

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: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM AT BASEMENT., issued 2014-11-21. HPD violation 10452900
• Class C: Door, lock or intercom defect (basement). SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING DOOR PADLOCKED FROM STREET TO BASEMENT AT FRONT AREAWAY AT FRONT AREAWAY, 1st STORY, issued 2014-02-27. HPD violation 10146507
• Class B: Fire escape defect. FIRE ESCAPE DEFECTIVE. ADJUST THE DROPLADDER SO THAT IT WILL SLIDE EASILY IN THE GUIDE RODS AT BUILDING FRONT AT FIRE ESCAPE, SECTION ''NORTH'', issued 2016-12-19. HPD violation 11576308
• Class B: Lighting defect (entrance). PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING MINIMUM REQUIRED 100 WATTS (LIGHT FIXTURE PRESENT) AT FRONT AREAWAY, issued 2016-01-11. HPD violation 11064697
• Class B: Garbage not removed (basement). & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF BUILDING MATERIALS,WOOD,CARDBOARD,PLASTIC BAGS, RUBBISH AND HOUSE HOLD ITEMS BEING STORED THROUGHTOUT AT CELLAR, issued 2014-06-10. HPD violation 10267158
• Class B: Missing or broken smoke / CO detector. REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE 3 STY REAR APT 3A MR STAHL. , SECTION '' '' (apt 3A), issued 2008-08-18. HPD violation 2542784
• Class B: Missing or broken smoke / CO detector. REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE 2 STY NORTHEAST APT 2B WOLFE. , SECTION '' '' (apt 2B), issued 1991-02-05. HPD violation 2542785
• Class A: Bedbugs. (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS., issued 2026-04-29. HPD violation 18836387

311 housing complaints

0 in the last 12 months, 1 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: 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. 0 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

No rent-stabilized units on the tax bill.

Owner and management

Owner: MARLENE LUDNER. Managing agent: SABRINA E MORRISSEY. See the full portfolio.

Last HPD registration Oct 24, 2024. HPD registration expired Sep 1, 2025 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.

Tax lot and city IDs

BBL 1015160041, HPD building ID 17876. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (4, 5, 6), 2 min walk
• 86 St (Q), 4 min walk
• 96 St (6), 8 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.