75 West 118th Street
75 West 118th Street in Central Harlem, Manhattan, has 41 open HPD violations, 15 of them class C, and 1 of 8 units is rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (35/100).
Multi-family walk-up · 8 units · Built 1909
StreetSpy grade: F (Severe, 35/100)
- 15 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 4 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.
- 1 of 8 units are rent-stabilized; 12 on the 2007 tax bill.
More open violations per unit than 8 in 10 Manhattan buildings this size.
- Repairs: High (41 open, 15 class C), records as of Oct 26, 2026
- Heat and hot water: 4 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
Housing code violations (HPD)
41 open violations: 15 class C (immediately hazardous), 22 class B, 4 class A. 0 issued in the last 12 months. 139 on record. Oldest open violation issued 2016-11-03. Newest violation issued 2025-10-14.
0 closed in the last 90 days. Median 125 days from issue to close for the 6 violations closed in the last 12 months.
4 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: Self-closing door not working, 1st 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 1R, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2025-10-14. HPD violation 18300077
- Class C: Self-closing door not working (entrance). , 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 BUIDLING ENTRANCE DOOR, issued 2025-10-14. HPD violation 18300093
- 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 1R, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2025-08-07. HPD violation 18139031
- 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 1R, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2025-08-07. HPD violation 18139026
- Class C: No heat / heating defect (boiler room). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM BOILER ROOM DOOR LOCKED AT BOILER ROOM, issued 2025-01-13. HPD violation 17610929
- Class C: No heat / heating defect, throughout the apartment, 1st floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 1R, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2025-01-13. HPD violation 17610928
- Class C: Self-closing door not working, 1st 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 1R, 1st STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 1R), issued 2025-01-13. HPD violation 17610930
- Class C: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM DOOR LOCKED AT BASEMENT AT BOILER ROOM, issued 2022-09-27. HPD violation 15385792
311 housing complaints
6 in the last 12 months, 56 in 5 years. Most common: Heat/Hot Water (4), Door/Window (1), Unsanitary Condition (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: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
No open DOB violations. 2 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
1 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: 1 in 2024, 12 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 75 W. 118TH OWNER LLC. Head officer: JAMES GUARINO. Managing agent: ERG PROPERTY MANAGEMENT LLC. This owner has 12 buildings on record, 5 graded D or F. See the full portfolio.
Last HPD registration Sep 30, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1017170008, HPD building ID 38613. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 116 St (2, 3), 2 min walk
- 125 St (2, 3), 7 min walk
- 110 St-Malcolm X Plaza (2, 3), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 41 open (15 class C, 22 class B, 4 class A). 4 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 6 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 0 |
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.