11 West 118th Street
11 West 118th Street in East Harlem, Manhattan, has 6 open HPD violations, 4 of them class C, and 136 of 136 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: C (68/100).
City program owner (HDFC) · Multi-family elevator · 136 units · Built 2020
Held by a Housing Development Fund Corporation, a nonprofit owner under a city housing program. Its tenants live with the conditions on this record, so it is graded and ranked like any rental. How HDFCs are ranked
StreetSpy grade: C (Fair, 68/100)
- 4 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.
- 6 heat or hot water complaints to 311 in the last 12 months.
- 136 of 136 units are rent-stabilized.
More open violations per unit than 5 in 10 Manhattan buildings this size.
- Repairs: Low (6 open, 4 class C), records as of Oct 24, 2026
- Heat and hot water: 6 complaints, 12 mo, records as of Oct 23, 2026
- Pests: High (5 infested units, 3 yr, re-infested), records as of Oct 26, 2026
- Safety: Clear (No open DOB violations), records as of Oct 23, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
6 open violations: 4 class C (immediately hazardous), 0 class B, 2 class A. 35 issued in the last 12 months. 150 on record. Oldest open violation issued 2024-06-20. Newest violation issued 2026-07-31.
10 closed in the last 90 days. Median 96 days from issue to close for the 34 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: Roaches, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5G, 5th STORY, 7th APARTMENT FROM WEST AT NORTH (apt 5G), issued 2026-03-27. HPD violation 18746965
- 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 2C, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 2C), issued 2026-02-25. HPD violation 18671156
- 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 1J, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1J), issued 2024-06-20. HPD violation 17061753
- Class C: Roaches, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 4N, 4th STORY, 5th APARTMENT FROM EAST AT SOUTH (apt 4N), issued 2024-06-20. HPD violation 17063317
- Class A: Leak or water damage, kitchen, 1st floor. REPAIR THE LEAKY AND/OR DEFECTIVE WATER SUPPLY PIPE AT SINK IN THE KITCHEN LOCATED AT APT 1J, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1J), issued 2026-07-31. HPD violation 19113558
- Class A: Mold, west wall, 2nd room from the east, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQ FT OF MOLD AT WEST WALL IN THE 2nd ROOM FROM EAST LOCATED AT APT 1J, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1J), issued 2026-07-31. HPD violation 19113542
311 housing complaints
14 in the last 12 months, 31 in 5 years. Most common: Heat/Hot Water (6), Door/Window (2), Paint/Plaster (2), Plumbing (2), Unsanitary Condition (2).
Bedbugs
The owner reported 5 infested units in the last 3 years, including re-infestations. 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 1 infested, 1 treated, 1 re-infested
- 2024: Owner reported 0 infested units
- 2023: Owner reported 4 infested, 4 treated, 0 re-infested
- 2022: Owner reported 1 infested, 1 treated, 0 re-infested
- 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
2 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
136 of 136 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).
Owner and management
Owner: Victory Plaza Owner LLC. Head officer: Rick Gropper. Managing agent: Dolphin Property Services, LLC. This owner has 52 buildings on record, 31 graded D or F. See the full portfolio.
Last HPD registration Jul 10, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1017170028, HPD building ID 985501. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 116 St (2, 3), 4 min walk
- 116 St (6), 7 min walk
- 125 St (2, 3), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 6 open (4 class C, 2 class A). 1 rent-impairing | −9 |
| 311 housing complaints (12 mo) | 14 | −8 |
| Bedbug reports (3 yr) | 5 infested units, re-infested | −12 |
| Executed evictions (3 yr) | 2 | −3 |
| 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 2026-10-27.