118 East 116th Street

118 East 116th Street in East Harlem, Manhattan, has 20 open HPD violations, 6 of them class C, and 8 of 8 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (60/100).

Mixed residential & commercial · 8 units · Built 1910

StreetSpy grade: D (Poor, 60/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The head officer on this registration is named on 6 buildings' registrations; 5 graded D or F.
• No housing complaints to 311 in the last 12 months.
• 8 of 8 units are rent-stabilized; 5 on the 2007 tax bill.

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

• Repairs: High (20 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: No 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

20 open violations: 6 class C (immediately hazardous), 10 class B, 4 class A. 0 issued in the last 12 months. 116 on record. Oldest open violation issued 2023-02-15. Newest violation issued 2025-07-07.

0 closed in the last 90 days. Median 223 days from issue to close for the 7 violations closed in the last 12 months.

• Class C: Lead paint hazard, 1st window frame from the east, south wall, 2nd room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FRAME FROM EAST AT SOUTH WALL, 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE 2nd ROOM FROM NORTH LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-07-07. HPD violation 18080174
• Class C: Lead paint hazard, 1st window frame from the east, south wall, kitchen, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) WEST WALL, 1st WINDOW FRAME FROM EAST AT SOUTH WALL IN THE KITCHEN LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-07-07. HPD violation 18080175
• Class C: Lead paint hazard, east wall, 1st room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FRAME FROM NORTH AT EAST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-07-07. HPD violation 18080172
• Class C: Lead paint hazard, 1st window frame from the south, west wall, bathroom, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) SOUTH WALL, 1st WINDOW FRAME FROM SOUTH AT WEST WALL IN THE BATHROOM LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-03-25. HPD violation 17791360
• Class C: Lead paint hazard, 1st door from the west, north wall, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st DOOR FROM WEST AT NORTH WALL IN THE 2nd PRIVATE HALLWAY FROM NORTH LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-03-25. HPD violation 17791363
• Class C: Fire escape defect, 7th room from the north, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF A KEY OPERATED LOCK INSTALLED AT DOOR LEADING TO FIRE ESCAPE WINDOW IN THE 7th ROOM FROM NORTH LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 2E), issued 2025-03-20. HPD violation 17776464
• Class B: Damaged plaster or paint, south wall, 1st room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT SOUTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-07-07. HPD violation 18073422
• Class B: Damaged plaster or paint, ceiling, 2nd room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 2nd ROOM FROM NORTH LOCATED AT APT 2W, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 2W), issued 2025-07-07. HPD violation 18073423

311 housing complaints

0 in the last 12 months, 10 in 5 years.

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: No bedbug filing on record for this year
• 2023: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 1 DOB violation on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

8 of 8 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: 8 in 2024, 5 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 118 -116 PROPERTY CORP. Head officer: BIJAN NOGHREI. Managing agent: 118-116 PROPERTY CORP. This owner has 6 buildings on record, 5 graded D or F. See the full portfolio.

Last HPD registration Jun 25, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1016430062, HPD building ID 19614. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 116 St (6), 1 min walk
• 110 St (6), 5 min walk
• 116 St (2, 3), 9 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.