328 East 90th Street
328 East 90th Street in Upper East Side, Manhattan, has 19 open HPD violations, 8 of them class C, and 20 of 20 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: D (52/100).
Multi-family walk-up · 20 units · Built 1920
StreetSpy grade: D (Poor, 52/100)
- 8 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 4 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- The head officer on this registration is named on 27 buildings' registrations; 27 graded D or F.
- 20 of 20 units are rent-stabilized; 19 on the 2007 tax bill.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: High (19 open, 8 class C), records as of Oct 24, 2026
- Heat and hot water: 2 complaints, 12 mo, records as of Oct 23, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
- Safety: Clear (No open DOB violations), records as of Oct 23, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
19 open violations: 8 class C (immediately hazardous), 8 class B, 3 class A. 1 issued in the last 12 months. 50 on record. Oldest open violation issued 2007-09-05. Newest violation issued 2026-02-09.
0 closed in the last 90 days. Median 40 days from issue to close for the 1 violations closed in the last 12 months.
4 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, throughout the apartment, 1st floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1A), issued 2024-02-22. HPD violation 16689959
- Class C: Self-closing door not working, 3rd floor. , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE HINGES IN THE ENTRANCE LOCATED AT APT 3A, 3rd STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3A), issued 2024-01-31. HPD violation 16634062
- Class C: No heat / heating defect, throughout the apartment, 1st floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1A, 1st STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 1A), issued 2023-11-21. HPD violation 16414192
- Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM - MISSING AT PUBLIC HALL, 1st STORY, issued 2016-08-15. HPD violation 11352324
- Class C: Gas defect, kitchen, 3rd floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES AT GAS RANGE IN THE KITCHEN LOCATED AT APT 3C, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 3C), issued 2016-08-15. HPD violation 11352348
- Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM AT OR NEAR MAILBOXES 1 STY PUBLIC HALL., issued 2007-09-05. HPD violation 2545473
- Class C: No hot water. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES ALL FIXTURES NORTHEAST APT 5D. LOCATED AT APT 5D (apt 5D), issued 2007-09-05. HPD violation 2545472
- Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BOILER ROOM DOOR LOCKED AT CELLAR., issued 2007-09-05. HPD violation 2545474
311 housing complaints
3 in the last 12 months, 31 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: Owner reported 0 infested units
- 2025: Owner reported 0 infested units
- 2024: Owner reported 0 infested units
- 2023: No bedbug filing on record for this year
- 2022: Owner reported 0 infested units
- 2021: Owner reported 0 infested units
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
20 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: 20 in 2024, 19 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 328 REALTY ASSOCIATES, LLC. Head officer: RONALD J SWARTZ. Managing agent: GERMAN CACERES. This owner has 27 buildings on record, 27 graded D or F. See the full portfolio.
Last HPD registration Sep 26, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1015520035, HPD building ID 18139. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 86 St (Q), 4 min walk
- 96 St (Q), 7 min walk
- 86 St (4, 5, 6), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 19 open (8 class C, 8 class B, 3 class A). 4 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 3 | −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 2026-10-27.