164 East 88th Street

164 East 88th Street in Carnegie Hill, Manhattan, has 43 open HPD violations, 5 of them class C, and 9 of 18 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (52/100).

Mixed residential & commercial · 18 units · Built 1910

StreetSpy grade: D (Poor, 52/100)

• 5 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The head officer on this registration is named on 152 buildings' registrations; 46 graded D or F.
• The owner's bedbug filings report no infested units in the last 3 years.
• 9 of 18 units are rent-stabilized; 15 on the 2007 tax bill.

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

• Repairs: High (43 open, 5 class C), records as of Oct 26, 2026
• Heat and hot water: 2 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

43 open violations: 5 class C (immediately hazardous), 23 class B, 15 class A. 0 issued in the last 12 months. 127 on record. Oldest open violation issued 2016-02-16. Newest violation issued 2024-08-06. No new HPD violation has been issued here since 2024. Most of the open count is older violations that were never closed.

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

• 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 2FW, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2FW), issued 2022-07-05. HPD violation 15240315
• 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 2FW, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2FW), issued 2022-05-27. HPD violation 15179998
• Class C: Damaged plaster or paint, window sash on the north wall, 1st room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE SPRING BALANCE AT LOWER NORTH 1 WINDOW SASH AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 2FW, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2FW), issued 2022-05-27. HPD violation 15179967
• Class C: Damaged plaster or paint, window sash on the north wall, 1st room from the north, 2nd floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE SPRING BALANCE AT LOWER NORTH 2 WINDOW SASH AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 2FW, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2FW), issued 2022-05-27. HPD violation 15179978
• Class C: Self-closing door not working, 5th floor. , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE .... IN THE ENTRANCE LOCATED AT APT 5FE, 5th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 5FE), issued 2021-09-02. HPD violation 14521971
• Class B: Damaged plaster or paint, east wall. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MAIL BOX AT EAST WALL, FOR APARTMENT 4 FE AND 4FW , 1st STORY, issued 2024-08-06. HPD violation 17154860
• Class B: Damaged plaster or paint, ceiling, 1st room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 2FW, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 2FW), issued 2022-07-05. HPD violation 15240316
• Class B: Fire escape defect. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF PIECES OF WOOD AT 4TH STORY BALCONY FRONT STACK, issued 2022-07-05. HPD violation 15240318

311 housing complaints

3 in the last 12 months, 8 in 5 years. Most common: Heat/Hot Water (2), 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: Owner reported 0 infested units
• 2021: No bedbug filing on record for this year

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

9 of 18 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: 9 in 2024, 15 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 88TH STREET A&R REALTY LLC. Head officer: MAGDALENA KOSZ. Managing agent: C/O A J CLARKE RE CORP. This owner has 152 buildings on record, 46 graded D or F. See the full portfolio.

Last HPD registration Jul 20, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1015160046, HPD building ID 17871. 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.