45 Curtis Place
45 Curtis Place in St. George, Staten Island, has 157 open HPD violations, 46 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 24, 2026. StreetSpy grade: F (32/100).
Multi-family walk-up · 9 units · Built 1900
StreetSpy grade: F (Severe, 32/100)
- 46 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 15 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 4 heat or hot water 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.
More open violations per unit than 9 in 10 Staten Island buildings this size.
- Repairs: High (157 open, 46 class C), records as of Oct 24, 2026
- Heat and hot water: 4 complaints, 12 mo, records as of Oct 23, 2026
- Pests: Clear (No bedbug filing, 3 yr), records as of Oct 26, 2026
- Safety: Medium (1 open DOB violation), records as of Oct 23, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
157 open violations: 46 class C (immediately hazardous), 93 class B, 18 class A. 71 issued in the last 12 months. 491 on record. Oldest open violation issued 2007-06-06. Newest violation issued 2026-09-28.
3 closed in the last 90 days. Median 44 days from issue to close for the 4 violations closed in the last 12 months.
15 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: Door, lock or intercom defect, 1st room from the north, 3rd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF SEALED SECONDARY EGRESS DOOR AT NORTH IN THE 1st ROOM FROM NORTH LOCATED AT APT 2B, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-09-28. HPD violation 19252273
- 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 AT DOOR IN THE ENTRANCE LOCATED AT APT 2B, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-09-28. HPD violation 19252268
- Class C: Floor or stair defect (hallway). PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE ALL METAL TREADS FROM BOTTOM UP AT 1ST STAIRCASE FROM WEST AT NORTH AT PUBLIC HALL STAIRS, 2nd STORY, issued 2026-09-28. HPD violation 19252276
- Class C: Mice, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-09-28. HPD violation 19252269
- Class C: Self-closing door not working, 2nd room from the north, 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 EGRESS DOOR AT EAST IN THE 2nd ROOM FROM NORTH LOCATED AT APT 2B, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2B), issued 2026-09-28. HPD violation 19252274
- Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM NO ACCESS TO CELLAR DOOR LOCKED AT BOILER ROOM, issued 2026-09-28. HPD violation 19252272
- Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1B, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt 1B), issued 2026-09-02. HPD violation 19179775
- Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1B, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt 1B), issued 2026-09-02. HPD violation 19179776
311 housing complaints
39 in the last 12 months, 72 in 5 years. Most common: Unsanitary Condition (20), Paint/Plaster (5), Heat/Hot Water (4), Plumbing (4), Water Leak (4).
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: NORTH SHORE REALTY HOLDINGS LLC. Head officer: JOHN GALARZA. Managing agent: JOHN GALARZA. See the full portfolio.
Last HPD registration Nov 13, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 5000310053, HPD building ID 812433. HPD Online, ACRIS, DOB BIS.
Nearest subway
- St George (SIR), 11 min walk
- Tompkinsville (SIR), 14 min walk
- Stapleton (SIR), 25 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 157 open (46 class C, 93 class B, 18 class A). 15 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 39 | −20 |
| 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 | −3 |
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.