12 West 103rd Street
12 West 103rd Street in Upper West Side, Manhattan, has 88 open HPD violations, 4 of them class C, and 6 of 20 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (52/100).
Multi-family walk-up · 20 units · Built 1920
StreetSpy grade: D (Poor, 52/100)
- 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 5 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- The head officer on this registration is named on 6 buildings' registrations; 6 graded D or F.
- 6 of 20 units are rent-stabilized; 19 on the 2007 tax bill.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (88 open, 4 class C), records as of Oct 26, 2026
- Heat and hot water: 2 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (No bedbug filing, 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)
88 open violations: 4 class C (immediately hazardous), 56 class B, 28 class A. 0 issued in the last 12 months. 92 on record. Oldest open violation issued 2006-07-03. Newest violation issued 2011-04-04. No new HPD violation has been issued here since 2011. Most of the open count is older violations that were never closed.
HPD recorded no violation closed here in the last 12 months.
5 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: Fire escape defect. FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING GUSSET PLATE FRONT OF BUILDING AT EAST CORNER AT FIRE ESCAPE, 4th STORY, issued 2011-04-04. HPD violation 8882700
- Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM NEAR MAILBOXES AT PUBLIC HALL, 1st STORY, issued 2010-10-04. HPD violation 8625663
- Class C: No heat / heating defect (basement). D26-17.10 ADM CODE PROVIDE READY ACCESS TO BUILDING'S HEATING SYSTEM LOCKED BOILER ROOM DOOR AT CELLAR., issued 2008-05-22. HPD violation 2992207
- Class C: Damaged plaster or paint, kitchen. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILINGS OF KITCHEN & 2 FROM FRONT ROOM 1 STY REAR WEST APT 3 ER1. , SECTION '' '' (apt 3), issued 2006-07-03. HPD violation 2992320
- Class B: Electrical defect, ceiling. PROVIDE ADEQUATE LIGHT OF NOT LESS THAN 60 WATTS INCANDESCENT OR EQUIVALENT ILLUMINATION , SOUTH ELECTRIC LIGHT FIXTURE AT CEILING AT PUBLIC HALL, 4th STORY, issued 2010-10-04. HPD violation 8625662
- Class B: Roof defect (roof). PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE BRICK AND MORTAR AT CHIMNEYS THROUGH OUT ROOF, issued 2010-10-04. HPD violation 8625624
- Class B: Electrical defect (hallway). PROVIDE WIRE SCREEN UNDER SKYLIGHT AT PUBLIC HALL BULKHEAD, ROOF, issued 2010-10-04. HPD violation 8625625
- Class B: Floor or stair defect (hallway). D26-10.01 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE WOOD TREADS OF STAIR 5 STY PUBLIC HALL BULKHEAD TO ROOF 1 AND 2 TREAD FROM TOP., issued 2008-05-22. HPD violation 2992173
311 housing complaints
2 in the last 12 months, 2 in 5 years. Most common: Heat/Hot Water (2).
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)
No open DOB violations. 0 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
6 of 20 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: 6 in 2024, 19 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: Ellis Family 12 West 103rd Street. Head officer: Fred L Ellis. Managing agent: Ellis Family LLC. This owner has 6 buildings on record, 6 graded D or F. See the full portfolio.
Last HPD registration Oct 8, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1018380041, HPD building ID 37425. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 103 St (C, B), 1 min walk
- 96 St (C, B), 7 min walk
- Cathedral Pkwy (110 St) (C, B), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 88 open (4 class C, 56 class B, 28 class A). 5 rent-impairing | −45 |
| 311 housing complaints (12 mo) | 2 | −3 |
| Bedbug reports (3 yr) | None reported | 0 |
| 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.