65 West 96th Street
65 West 96th Street in Upper West Side, Manhattan, has 8 open HPD violations, 4 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 26, 2026. StreetSpy grade: B (80/100).
Mixed residential & commercial · 217 units · Built 1971
StreetSpy grade: B (Good, 80/100)
- 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 22 heat or hot water complaints to 311 in the last 12 months.
- The owner's bedbug filings report 1 infested unit over the last 3 years.
- No rent-stabilized units on the tax bill. Increases aren't capped by stabilization, though Good Cause Eviction may still limit them.
Fewer open violations per unit than 5 in 10 Manhattan buildings this size.
- Repairs: Low (8 open, 4 class C), records as of Oct 26, 2026
- Heat and hot water: 22 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Medium (1 infested unit, 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)
8 open violations: 4 class C (immediately hazardous), 2 class B, 2 class A. 0 issued in the last 12 months. 47 on record. Oldest open violation issued 2014-03-12. Newest violation issued 2025-06-04.
0 closed in the last 90 days. Median 187 days from issue to close for the 1 violations closed in the last 12 months.
- Class C: Roaches, throughout the apartment, 24th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 25G, 24th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 25G), issued 2024-10-02. HPD violation 17313156
- Class C: Roaches, throughout the apartment, 24th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 25, 24th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 25), issued 2024-08-08. HPD violation 17174004
- Class C: Roaches, throughout the apartment, 24th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 25G, 24th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 25G), issued 2023-08-28. HPD violation 16183413
- Class C: Mice, throughout the apartment, 7th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 7E, 7th STORY, 3rd APARTMENT FROM SOUTH AT WEST (apt 7E), issued 2021-02-08. HPD violation 13945364
- Class B: Mold, ceiling, bathroom, 24th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT CEILING APPROX. 10 (SQ FT) IN THE BATHROOM LOCATED AT APT 25G, 24th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 25G), issued 2023-08-28. HPD violation 16183412
- Class B: Roaches, throughout the apartment, 24th floor. ABATE THE NUISANCE CONSISTING OF VERMIN ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 25A, 24th STORY, 3rd APARTMENT FROM NORTH AT EAST (apt 25A), issued 2014-03-12. HPD violation 4606277
- Class A: Kitchen fixture defect, kitchen, 17th floor. REPLACE WITH NEW THE BROKEN OR DEFECTIVE EAST SIDE BASE CABINETS COUNTERTOP IN THE KITCHEN LOCATED AT APT 17B, 17th STORY, 4th APARTMENT FROM NORTH AT EAST (apt 17B), issued 2020-12-07. HPD violation 13891442
- Class A: Damaged plaster or paint, throughout the apartment, 24th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND WALLS IN THE ENTIRE APARTMENT LOCATED AT APT 25A, 24th STORY, 3rd APARTMENT FROM NORTH AT EAST (apt 25A), issued 2014-03-12. HPD violation 4606278
311 housing complaints
28 in the last 12 months, 38 in 5 years. Most common: Heat/Hot Water (22), Water Leak (3), Unsanitary Condition (2), Plumbing (1).
Bedbugs
The owner reported 1 infested unit in 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: Owner reported 0 infested units
- 2024: Owner reported 1 infested, 1 treated, 0 re-infested
- 2023: No bedbug filing on record for this year
- 2022: No bedbug filing on record for this year
- 2021: Owner reported 0 infested units
Buildings department (DOB)
No open DOB violations. 1 DOB violation on record. Check on DOB BIS.
Evictions and housing court
0 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
No rent-stabilized units on the tax bill.
Owner and management
Owner: RAHF IV TOWER WEST LLC. Head officer: CAROLYN AU. Managing agent: ROSE PROPERTY MGMT GRP LLC. This owner has 5 buildings on record, 0 graded D or F. See the full portfolio.
Last HPD registration Oct 23, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1018327502, HPD building ID 9810. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 96 St (C, B), 3 min walk
- 96 St (1, 2, 3), 6 min walk
- 103 St (C, B), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 8 open (4 class C, 2 class B, 2 class A) | −4 |
| 311 housing complaints (12 mo) | 28 | −8 |
| Bedbug reports (3 yr) | 1 infested unit | −8 |
| 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.