88 Montgomery Avenue
88 Montgomery Avenue in St. George, Staten Island, has 38 open HPD violations, 2 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 25, 2026. StreetSpy grade: F (49/100).
Multi-family walk-up · 3 units · Built 1940
StreetSpy grade: F (Severe, 49/100)
- 126.7 open HPD violations per 10 units, about 13 per apartment. The grade is F for that alone.
- 2 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- The owner has 3 buildings on record; 1 graded D or F.
- No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.
More open violations per unit than 9 in 10 Staten Island buildings this size.
- Repairs: Grade capped at F (38 open, 2 class C), records as of Oct 25, 2026
- Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (No bedbug filing, 3 yr), records as of Oct 27, 2026
- Safety: High (1 open DOB violation), records as of Oct 23, 2026
- Registration: Expired Sep 1, 2017, records as of Oct 3, 2026
Housing code violations (HPD)
38 open violations: 2 class C (immediately hazardous), 11 class B, 16 class A, 9 class I (HPD orders such as lead paint or heat orders, not a hazard class). 1 issued in the last 12 months. 43 on record. Oldest open violation issued 2007-04-02. Newest violation issued 2026-05-07.
HPD recorded no violation closed here in the last 12 months.
- Class C: No heat / heating defect (hallway). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED TO CELLAR AT PUBLIC HALL, 1st STORY, issued 2018-11-21. HPD violation 12763759
- Class C: No heat / heating defect (basement). 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 CELLAR, issued 2018-11-21. HPD violation 12763735
- Class B: Missing or broken smoke / CO detector, 1st floor. REPAIR OR REPLACE THE SMOKE DETECTOR DEFECTIVE LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 1), issued 2018-11-21. HPD violation 12763751
- Class B: Missing or broken smoke / CO detector, 1st floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). DEFECTIVE LOCATED AT APT 1, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 1), issued 2018-11-21. HPD violation 12763748
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH (apt 3), issued 2018-04-17. HPD violation 12335834
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 3rd floor. REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 3, 3rd STORY, APARTMENT AT NORTH (apt 3), issued 2018-04-17. HPD violation 12335828
- Class B: Plumbing defect, kitchen, 1st floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE LAMINATE COUNTER-TOP AT SINK IN THE KITCHEN LOCATED AT APT 1FLR, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 1FLR), issued 2016-11-21. HPD violation 11520078
- Class B: Mold, bathroom, 1st floor. SECTION 27-2005 HMC:TRACE AND REPAIR THE SOURCE AND ABATE THE NUISANCE CONSISTING OF MOLD ... PRESENT AROUND INTERIOR WALLS ( APPROX- 2 SQ,FFT ) AT BASE OF SHOWER-STALL IN THE BATHROOM LOCATED AT APT 1FLR, 1st STORY, 1st APARTMENT FROM WEST AT NORTH (apt 1FLR), issued 2016-11-21. HPD violation 11520043
311 housing complaints
0 in the last 12 months, 0 in 5 years.
Bedbugs
No bedbug filing on record for the last 3 years. 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: No bedbug filing on record for this year
- 2024: No bedbug filing on record for this year
- 2023: No bedbug filing on record for this year
- 2022: No bedbug filing on record for this year
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
1 open DOB violation. 1 DOB violation 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
No rent-stabilized units on the tax bill.
Owner and management
Owner: JOSEPH RICCA. This owner has 3 buildings on record, 1 graded D or F. See the full portfolio.
Last HPD registration Mar 1, 2017. HPD registration expired Sep 1, 2017 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.
Tax lot and city IDs
BBL 5000170098, HPD building ID 762677. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Tompkinsville (SIR), 5 min walk
- St George (SIR), 8 min walk
- Stapleton (SIR), 17 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 38 open (2 class C, 11 class B, 16 class A, 9 class I) | −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 | 1 open DOB violation | −5 |
| Density cap | 126.7 per 10 units (about 13 per apartment). Grade capped at F: 100 or more open HPD violations per 10 units. | −6 |
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.