120 West 116th Street
120 West 116th Street in Central Harlem, Manhattan, has 244 open HPD violations, 82 of them class C, and 33 of 38 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (26/100).
Mixed residential & commercial · 38 units · Built 1920
StreetSpy grade: F (Severe, 26/100)
- 82 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 18 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 12 heat or hot water complaints to 311 in the last 12 months.
- 33 of 38 units are rent-stabilized; 38 on the 2007 tax bill.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (244 open, 82 class C), records as of Oct 26, 2026
- Heat and hot water: 12 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
- Safety: Medium (4 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)
244 open violations: 82 class C (immediately hazardous), 113 class B, 48 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 212 issued in the last 12 months. 1633 on record. Oldest open violation issued 2019-09-09. Newest violation issued 2026-10-23.
48 closed in the last 90 days. Median 122 days from issue to close for the 112 violations closed in the last 12 months.
18 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: Mold, ceiling, bathroom, 2nd floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQUARE FEET AT CEILING, NORTH,SOUTH AND WEST WALLS IN THE BATHROOM LOCATED AT APT 2C, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 19159732 ISSUED 20-AUG-26 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b). (apt 2C), issued 2026-10-23. HPD violation 19324425
- 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 LATCHSET AT VESTIBULE DOOR , 1st STORY, issued 2026-09-14. HPD violation 19220725
- Class C: Floor or stair defect, kitchen, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR TILES IN THE KITCHEN LOCATED AT APT 4B, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 4B), issued 2026-09-14. HPD violation 19213646
- 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 4A, 4th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 4A), issued 2026-09-11. HPD violation 19213633
- Class C: Mice, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 4A, 4th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 4A), issued 2026-09-11. HPD violation 19213635
- Class C: Mold, ceiling, bathroom, 3rd floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQFT AT CEILING IN THE BATHROOM LOCATED AT APT 3D, 3rd STORY, 2nd APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 17192334 ISSUED 14-AUG-24 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE 27-2017.3a(5)(a) or (b). (apt 3D), issued 2026-09-11. HPD violation 19214352
- Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 5A, 5th STORY, APARTMENT AT EAST (apt 5A), issued 2026-09-09. HPD violation 19207262
- Class C: Rats (hallway). 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT .. YARD, issued 2026-09-09. HPD violation 19207379
311 housing complaints
51 in the last 12 months, 415 in 5 years. Most common: Unsanitary Condition (14), Heat/Hot Water (12), Plumbing (8), Water Leak (7), Door/Window (6).
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: No bedbug filing on record for this year
- 2022: Owner reported 0 infested units
- 2021: Owner reported 0 infested units
Buildings department (DOB)
4 open DOB violations. 11 DOB violations on record. Check on DOB BIS.
Evictions and housing court
3 executed evictions in the last 3 years (5 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
33 of 38 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: 33 in 2024, 38 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: LACP, LLP. Head officer: MICHAEL ALEXANDER. Managing agent: LANGSAM PROP. SER. CORP.. This owner has 7 buildings on record, 4 graded D or F. See the full portfolio.
Last HPD registration Dec 11, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1018250045, HPD building ID 38313. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 116 St (2, 3), 2 min walk
- 110 St-Malcolm X Plaza (2, 3), 5 min walk
- 116 St (C, B), 5 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 244 open (82 class C, 113 class B, 48 class A, 1 class I). 18 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 51 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 3 | −6 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 4 open DOB violations | −3 |
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.