165 East 89th Street

165 East 89th Street in Carnegie Hill, Manhattan, has 16 open HPD violations, 3 of them class C, and 3 of 56 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (71/100).

Multi-family elevator · 56 units · Built 1975

StreetSpy grade: C (Fair, 71/100)

• 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 1 eviction carried out by marshals in the last 3 years.
• 3 of 56 units are rent-stabilized; 6 on the 2007 tax bill.

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

• Repairs: Medium (16 open, 3 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 (3 open DOB violations), 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)

16 open violations: 3 class C (immediately hazardous), 11 class B, 2 class A. 4 issued in the last 12 months. 32 on record. Oldest open violation issued 2007-07-31. Newest violation issued 2026-04-28.

0 closed in the last 90 days. Median 92 days from issue to close for the 1 violations closed 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 C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-04-28. HPD violation 18818433
• Class C: Missing window guards, 1st room from the north, 3rd floor. SECTION 27-2043.1 HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 0; WG TO REPLACE = 0; WG TO REPAIR = 1; STOP MISSING, WINDOW IS A SLIDER TYPE UNIT IN THE 1st ROOM FROM NORTH LOCATED AT APT 3A LOWER LEVEL, 3rd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 3A), issued 2014-04-14. HPD violation 10203178
• Class C: Door, lock or intercom defect, 3rd floor. SECTION 27-2005, 2007 ADM CODE REMOVE THE ILLEGAL FASTENING SLIDE BOLT AT DOOR AT ENTRANCE LOCATED AT APT 3A, 3rd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 3A), issued 2014-01-17. HPD violation 10097903
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 2nd floor. (B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES INOPERABLE IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-04-28. HPD violation 18818432
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 2nd floor. (B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RULES AND REGULATIONS INOPERABLE IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-04-28. HPD violation 18818431
• Class B: Door, lock or intercom defect, 4th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL INTERCOM BOX IN THE ENTRANCE LOCATED AT APT 4I, 4th STORY, APARTMENT AT SOUTH (apt 4I), issued 2008-03-10. HPD violation 7181352
• Class B: Door, lock or intercom defect, 4th floor. PROPERLY REPAIR THE BROKEN OR DEFECTIVE BELL-BUZZER INTERCOM SYSTEM IN THE ENTRANCE LOCATED AT APT 4I, 4th STORY, 4th APARTMENT FROM EAST AT SOUTH (apt 4I), issued 2008-01-15. HPD violation 7099314
• Class B: Damaged plaster or paint, 1st room from the east, 4th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF DUST, AND DIRT COMING FROM UNDER WEST WALL DUE TO CONSTRUCTION IN THE 1st ROOM FROM EAST LOCATED AT APT 4I, 4th STORY, 4th APARTMENT FROM EAST AT SOUTH (apt 4I), issued 2008-01-11. HPD violation 7091573

311 housing complaints

2 in the last 12 months, 7 in 5 years. Most common: Heat/Hot Water (1), Paint/Plaster (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)

3 open DOB violations. 5 DOB violations on record. Check on DOB BIS.

Evictions and housing court

1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

3 of 56 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: 3 in 2024, 6 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 165 EMMUT PROPERTIES LLC. Head officer: JENIFFER SUAREZ. Managing agent: JENIFFER SUAREZ. See the full portfolio.

Last HPD registration Oct 17, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1015180031, HPD building ID 17983. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 86 St (4, 5, 6), 4 min walk
• 86 St (Q), 5 min walk
• 96 St (6), 7 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.