40 Willow Road West

40 Willow Road West in Mariner's Harbor, Staten Island, has 41 open HPD violations, 20 of them class C, and 54 of 52 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (60/100).

Multi-family walk-up · 52 units · Built 1973

StreetSpy grade: D (Poor, 60/100)

• 20 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.
• 5 heat or hot water complaints to 311 in the last 12 months.
• 54 of 52 units are rent-stabilized; 52 on the 2007 tax bill.

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

• Repairs: High (41 open, 20 class C), records as of Oct 25, 2026
• Heat and hot water: 5 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 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

How the grade works

Housing code violations (HPD)

41 open violations: 20 class C (immediately hazardous), 18 class B, 3 class A. 25 issued in the last 12 months. 309 on record. Oldest open violation issued 2007-09-10. Newest violation issued 2026-06-22.

47 closed in the last 90 days. Median 637 days from issue to close for the 66 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: Self-closing door not working, 2nd 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 2A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''40'' (apt 2A), issued 2026-04-03. HPD violation 18757239
• Class C: Self-closing door not working, 2nd 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 2A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''40'' (apt 2A), issued 2026-01-23. HPD violation 18588129
• Class C: Mold, ceiling, kitchen, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 30SQ FT AT CEILING AND SOUTH WALL IN THE KITCHENETTE LOCATED AT APT 1B, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION ''bldg52'' (apt 1B), issued 2025-10-20. HPD violation 18304324
• Class C: Self-closing door not working, 2nd 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 442D, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 442D), issued 2024-11-01. HPD violation 17392204
• Class C: Self-closing door not working, 2nd 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 HINGE PROBLEM IN THE ENTRANCE LOCATED AT APT 2D, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2D), issued 2024-10-31. HPD violation 17381604
• Class C: Damaged plaster or paint, east wall, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT EAST WALL IN THE PRIVATE HALLWAY LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION ''bldg46'' (apt 1A), issued 2024-08-05. HPD violation 17162232
• Class C: Damaged plaster or paint, ceiling, bathroom, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE BATHROOM LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION ''bldg46'' (apt 1A), issued 2024-08-05. HPD violation 17162230
• Class C: Leak or water damage, ceiling, bathroom, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATED AT APT 1A, 1st STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION ''bldg46'' (apt 1A), issued 2024-08-05. HPD violation 17162227

311 housing complaints

8 in the last 12 months, 85 in 5 years. Most common: Heat/Hot Water (5), Unsanitary Condition (2), 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: No bedbug filing on record for this year
• 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 (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

54 of 52 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: 54 in 2024, 52 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: WILLOW FLATS LLC. Head officer: VINCENT RAGOSTA. Managing agent: WILLOW FLATS LLC. This owner has 8 buildings on record, 6 graded D or F. See the full portfolio.

Last HPD registration Sep 23, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 5011360237, HPD building ID 795002. HPD Online, ACRIS, DOB BIS.

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.