162 East 88th Street
162 East 88th Street in Carnegie Hill, Manhattan, has 27 open HPD violations, and 5 of 20 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (60/100).
Multi-family walk-up · 20 units · Built 1910
StreetSpy grade: D (Poor, 60/100)
- 27 open housing violations, none in the most serious class.
- 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- The head officer on this registration is named on 152 buildings' registrations; 46 graded D or F.
- 5 of 20 units are rent-stabilized; 13 on the 2007 tax bill.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: High (27 open), 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 (No open DOB violations), records as of Oct 26, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
27 open violations: 0 class C (immediately hazardous), 22 class B, 5 class A. 0 issued in the last 12 months. 40 on record. Oldest open violation issued 2009-10-15. Newest violation issued 2025-09-02.
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 B: Garbage not removed (exterior). , 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FRONT YARD AT FRONT AREAWAY, 1st STORY, issued 2025-09-02. HPD violation 18198752
- Class B: Damaged plaster or paint, ceiling, 4th room from the north, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR ALL WALLS AND THE CEILING IN THE 4th ROOM FROM NORTH LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030484
- Class B: Leak or water damage, ceiling, 1st room from the north, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT THE CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030481
- Class B: Damaged plaster or paint, ceiling, 1st room from the north, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR ALL WALLS AND THE CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030482
- Class B: Leak or water damage, ceiling, 4th room from the north, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT THE CEILING AND SOUTH WALL IN THE 4th ROOM FROM NORTH LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030483
- Class B: Damaged plaster or paint, ceiling, kitchen, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR ALL WALLS AND THE CEILING IN THE KITCHEN LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030479
- Class B: Leak or water damage, ceiling, kitchen, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT THE CEILING IN THE KITCHEN LOCATED AT APT 3, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3), issued 2024-06-10. HPD violation 17030478
- Class B: Door, lock or intercom defect, kitchen, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE DOORS AT BASE CABINET AT SOUTH IN THE KITCHEN LOCATED AT APT UNIT2, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt UNIT2), issued 2023-09-05. HPD violation 16180166
311 housing complaints
0 in the last 12 months, 4 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: No bedbug filing on record for this year
Buildings department (DOB)
No open DOB violations. 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 20 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, 13 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. Head officer: MAGDALENA KOSZ. Managing agent: AJ 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 1015160047, HPD building ID 17870. 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
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 27 open (22 class B, 5 class A). 1 rent-impairing | −40 |
| 311 housing complaints (12 mo) | None | 0 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 0 |
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.