118 East 103rd Street

118 East 103rd Street in East Harlem, Manhattan, has 167 open HPD violations, 45 of them class C, and 26 of 30 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (32/100).

Multi-family walk-up · 30 units · Built 1910

StreetSpy grade: F (Severe, 32/100)

• 45 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 9 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 18 heat or hot water complaints to 311 in the last 12 months.
• 26 of 30 units are rent-stabilized; 29 on the 2007 tax bill.

More open violations per unit than 9 in 10 Manhattan buildings this size.

• Repairs: High (167 open, 45 class C), records as of Oct 26, 2026
• Heat and hot water: 18 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No 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)

167 open violations: 45 class C (immediately hazardous), 99 class B, 21 class A, 2 class I (HPD orders such as lead paint or heat orders, not a hazard class). 38 issued in the last 12 months. 870 on record. Oldest open violation issued 1999-12-17. Newest violation issued 2026-10-22.

2 closed in the last 90 days. Median 120 days from issue to close for the 5 violations closed in the last 12 months.

9 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: 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 5, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 5), issued 2026-09-16. HPD violation 19218338
• Class C: Rats (hallway). 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT THROUGHOUT YARD, issued 2026-09-16. HPD violation 19218339
• Class C: Damaged plaster or paint, ceiling, 1st room from the north, 5th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 21, 5th STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 21), issued 2026-09-09. HPD violation 19200884
• 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 6, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6), issued 2026-08-28. HPD violation 19164156
• Class C: Roaches, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 30, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 30), issued 2026-06-24. HPD violation 19024299
• Class C: Mice, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 30, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 30), issued 2026-06-24. HPD violation 19024298
• Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 22, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 22), issued 2026-06-24. HPD violation 19024301
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 6, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 6), issued 2026-06-24. HPD violation 19024303

311 housing complaints

33 in the last 12 months, 127 in 5 years. Most common: Heat/Hot Water (18), Unsanitary Condition (5), Plumbing (4), Paint/Plaster (3), Water Leak (3).

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: No bedbug filing on record for this year
• 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)

No open DOB violations. 4 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

26 of 30 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: 26 in 2024, 29 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 118 East 103 LLC. Head officer: Mark Furman. Managing agent: Colliers International. This owner has 37 buildings on record, 34 graded D or F. See the full portfolio.

Last HPD registration Sep 9, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1016300067, HPD building ID 18912. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 103 St (6), 1 min walk
• 96 St (6), 7 min walk
• 110 St (6), 8 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.