23 West 120th Street
23 West 120th Street in Central Harlem, Manhattan, has 43 open HPD violations, 7 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: D (50/100).
Multi-family walk-up · 6 units · Built 1888
StreetSpy grade: D (Poor, 50/100)
- 7 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 7 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- No housing complaints to 311 in the last 12 months.
- No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (43 open, 7 class C), records as of Oct 26, 2026
- Heat and hot water: No complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (No bedbug filing, 3 yr), records as of Oct 28, 2026
- Safety: High (2 open DOB violations), records as of Oct 26, 2026
- Registration: Expired Nov 1, 2020, records as of Oct 3, 2026
Housing code violations (HPD)
43 open violations: 7 class C (immediately hazardous), 16 class B, 14 class A, 6 class I (HPD orders such as lead paint or heat orders, not a hazard class). 1 issued in the last 12 months. 45 on record. Oldest open violation issued 2006-01-04. Newest violation issued 2026-04-29.
HPD recorded no violation closed here in the last 12 months.
7 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: Damaged plaster or paint (hallway). D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING PUBLIC HALL 3RD STY & SCUTTLE WALLS., issued 2008-06-04. HPD violation 3038898
- Class C: Roof defect (hallway). D26-10.01 ADM CODE REPAIR THE ROOF SO THAT IT WILL NOT LEARROVER 3 STY PUBLIC HALL., issued 2008-06-04. HPD violation 3038889
- Class C: Damaged plaster or paint, bathroom. D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING PUBLIC HALL BATHROOM., issued 2008-06-04. HPD violation 3038897
- Class C: Roof defect (roof). D26-10.01 ADM CODE PROPERLY SECURE THE LOOSE METAL CORNICE ROOF AT FRONT EAST., issued 2008-06-04. HPD violation 3038873
- Class C: Damaged plaster or paint (hallway). D26-16.01 ADM CODE REPAIR THE FLUSHING APPARATUS AND MAINTAIN SAME SO AS TO FLUSH EFFECTIVELY THE WATER CLOSET HIGH WALL FLUSH TANK 2 STY PUBLIC HALL BATHRM., issued 2008-06-04. HPD violation 3038891
- Class C: Damaged plaster or paint, bathroom. D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING 3 STY PUBLIC HALL BATHROOM., issued 2008-06-04. HPD violation 3038892
- Class C: Yard or exterior defect (exterior). D26-10.01 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE WOOD LOT LINE FENCE YARD AT WEST., issued 2008-06-04. HPD violation 3038890
- Class B: Garbage not removed (basement). D26-11.01, 11.03, 11.05 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE CELLAR THROUGHOUT., issued 2008-06-04. HPD violation 3038893
311 housing complaints
0 in the last 12 months, 0 in 5 years.
Bedbugs
No bedbug filing on record for the last 3 years. 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: No bedbug filing on record for this year
- 2023: No bedbug filing on record for this year
- 2022: No bedbug filing on record for this year
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
2 open DOB violations. 3 DOB violations on record. Check on DOB BIS.
Evictions and housing court
0 executed evictions in the last 3 years (0 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
No rent-stabilized units on the tax bill.
Owner and management
Owner: JAYSON GARDNER. See the full portfolio.
Last HPD registration Oct 22, 2019. HPD registration expired Nov 1, 2020 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.
Tax lot and city IDs
BBL 1017200006, HPD building ID 38860. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 116 St (2, 3), 4 min walk
- 125 St (2, 3), 5 min walk
- 116 St (C, B), 8 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 43 open (7 class C, 16 class B, 14 class A, 6 class I). 7 rent-impairing | −45 |
| 311 housing complaints (12 mo) | None | 0 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 2 open DOB violations | −5 |
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.