38 Avenue C
38 Avenue C in East Village, Manhattan, has 27 open HPD violations, and 5 of 16 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (45/100).
Mixed residential & commercial · 16 units · Built 1900
StreetSpy grade: F (Severe, 45/100)
- 27 open housing violations, none in the most serious class.
- 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 2 evictions carried out by marshals in the last 3 years.
- 5 of 16 units are rent-stabilized; 7 on the 2007 tax bill.
More open violations per unit than 8 in 10 Manhattan buildings this size.
- Repairs: High (27 open), 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: High (5 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)
27 open violations: 0 class C (immediately hazardous), 27 class B, 0 class A. 0 issued in the last 12 months. 48 on record. Oldest open violation issued 2007-05-04. Newest violation issued 2025-02-26.
HPD recorded no violation closed here in the last 12 months.
2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.
- Class B: REPLACE WITH NEW THE BROKEN OR DEFECTIVE MASONRY SADDLE 5 STY PUBLIC HALL AT WEST., issued 2008-06-05. HPD violation 2410288
- Class B: Missing or broken smoke / CO detector. D26-20.08,20.09 ADM CODE PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RULES AND REGULATIONS 2ND STY REAR APT 2E. , SECTION '' '' (apt 2E), issued 2008-06-05. HPD violation 2410262
- Class B: Missing or broken smoke / CO detector. D26-20.08,20.09 ADM CODE PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RULES AND REGULATIONS 4 STY EAST APT 5E. , SECTION '' '' (apt 5E), issued 2008-06-05. HPD violation 2410278
- Class B: Broken window or sash. D26-10.01 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE WINDOW FRAMES SOUTHWEST ROOM 5TH STY SOUTHWEST APT 7W R913. LOCATED AT APT 7W (apt 7W), issued 2008-06-05. HPD violation 2410283
- Class B: Fire escape defect. D26-10.01, 10.05 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM WINDOW TO FIRE ESCAPE OR PROVIDE APPROVED TYPE GATE 4 STY EAST APT 5E. , SECTION '' '' (apt 5E), issued 2008-06-05. HPD violation 2410279
- Class B: Fire escape defect. D26-10.01, 10.05 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM WINDOW TO FIRE ESCAPE OR PROVIDE APPROVED TYPE GATE ILLEGAL GATE AT FIRE ESCAPE WINDOW 4 STY NORTHEAST APT 6E. , SECTION '' '' (apt 6E), issued 2008-06-05. HPD violation 2410276
- Class B: Fire escape defect. D26-10.01, 10.05 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES ALL STYS NORTH BALCONY R906., issued 2008-06-05. HPD violation 2410282
- Class B: Door, lock or intercom defect (entrance). D26-10.01 ADM CODE & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF DOUBLE CYLINDER KEY OPERATED LOCK 5TH STY EAST APT 5E ENTRANCE DOOR. LOCATED AT APT 5E (apt 5E), issued 2008-06-05. HPD violation 2410263
311 housing complaints
0 in the last 12 months, 3 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: Owner reported 0 infested units
- 2023: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: Owner reported 0 infested units
Buildings department (DOB)
5 open DOB violations, 2 of them Local Law violations issued before 2000. 13 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
5 of 16 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: 5 in 2024, 7 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 273 EAST THIRD LLC. Head officer: HOWARD J LIFSHITZ. Managing agent: DSA MANAGEMENT. This owner has 6 buildings on record, 4 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 1003730069, HPD building ID 6582. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Delancey St-Essex St (M, J, Z), 9 min walk
- Delancey St-Essex St (F), 9 min walk
- 2 Av (F), 10 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 27 open (27 class B). 2 rent-impairing | −40 |
| 311 housing complaints (12 mo) | None | 0 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 2 | −10 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 5 open DOB violations, 2 of them Local Law violations issued before 2000 | −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.