111 East 88th Street
111 East 88th Street in Carnegie Hill, Manhattan, has 23 open HPD violations, 4 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: C (69/100).
Mixed residential & commercial · 58 units · Built 1929
StreetSpy grade: C (Fair, 69/100)
- 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 10 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.
- Repairs: Medium (23 open, 4 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 28, 2026
- Safety: Clear (No open DOB violations), records as of Oct 26, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
23 open violations: 4 class C (immediately hazardous), 11 class B, 8 class A. 14 issued in the last 12 months. 66 on record. Oldest open violation issued 2003-05-21. Newest violation issued 2026-06-11.
HPD recorded no violation closed here in the last 12 months.
3 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: Gas defect, kitchen, 7th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT RANGE IN THE KITCHEN LOCATED AT APT 7A, 7th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-11. HPD violation 18995384
- Class C: Gas defect, throughout the apartment, 7th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT GAS RANGE IN THE ENTIRE APARTMENT LOCATED AT APT 7A, 7th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-05. HPD violation 18978912
- Class C: Gas defect, throughout the apartment, 7th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES GAS AT RANGE IN THE ENTIRE APARTMENT LOCATED AT APT 7F, 7th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 7F), issued 2026-06-01. HPD violation 18965368
- Class C: Lead paint hazard, 1st window frame from the west, north wall, 1st room from the north, 10th floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY ?11-06(B)(2) SOUTH WALL, 1st WINDOW FRAME FROM WEST AT NORTH WALL IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 10F, 10th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 10F), issued 2012-11-07. HPD violation 9626260
- Class B: Damaged plaster or paint, ceiling, 7th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st PRIVATE HALLWAY FROM NORTH LOCATED AT APT 7A, 7th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-11. HPD violation 18995386
- Class B: Leak or water damage, ceiling, 7th floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 1st PRIVATE HALLWAY FROM NORTH LOCATED AT APT 7A, 7th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-11. HPD violation 18995387
- Class B: Damaged plaster or paint, ceiling, kitchen, 7th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE KITCHEN LOCATED AT APT 7A, 7th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-11. HPD violation 18995385
- Class B: Leak or water damage, ceiling, 4th room from the east, 7th floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 4th ROOM FROM EAST LOCATED AT APT 7A, 7th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 7A), issued 2026-06-05. HPD violation 18978910
311 housing complaints
10 in the last 12 months, 18 in 5 years. Most common: Paint/Plaster (4), Unsanitary Condition (3), Water Leak (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 62 infested, 0 treated, 0 re-infested
- 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 (2 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
No rent-stabilized units on the tax bill.
Owner and management
Owner: THE 111 CONDOMINIUM C/O J&C MANAGEMENT CORP.. Head officer: SANFORD ROSENBERG. Managing agent: J&C LAMB MANAGEMENT CORP.. See the full portfolio.
Last HPD registration May 16, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1015177501, HPD building ID 17856. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 86 St (4, 5, 6), 2 min walk
- 86 St (Q), 6 min walk
- 96 St (6), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 23 open (4 class C, 11 class B, 8 class A). 3 rent-impairing | −23 |
| 311 housing complaints (12 mo) | 10 | −8 |
| 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.