12 West 104th Street
12 West 104th Street in Upper West Side, Manhattan, has 19 open HPD violations, 8 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 25, 2026. StreetSpy grade: D (52/100).
Multi-family walk-up · 16 units · Built 1920
StreetSpy grade: D (Poor, 52/100)
- 8 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.
- 3 heat or hot water complaints to 311 in the last 12 months.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: High (19 open, 8 class C), records as of Oct 25, 2026
- Heat and hot water: 3 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
- Safety: Clear (No open DOB violations), records as of Oct 23, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
19 open violations: 8 class C (immediately hazardous), 6 class B, 5 class A. 7 issued in the last 12 months. 130 on record. Oldest open violation issued 1996-03-19. Newest violation issued 2026-06-01.
1 closed in the last 90 days. Median 1,247 days from issue to close for the 15 violations closed 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: 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 RATS AT EAST YARD, issued 2026-06-01. HPD violation 18969138
- 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 AT PUBLIC HALL, 1st STORY, issued 2026-06-01. HPD violation 18969124
- Class C: Roaches, throughout the apartment, basement. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT BSMT-APT BASEME, 1st BSMT-APT FROM EAST AT SOUTH (apt BASEME), issued 2023-08-29. HPD violation 16182985
- Class C: Self-closing door not working, basement. , 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 HINGES AT ENTRANCE LOCATED AT BSMT-APT BASEME, 1st BSMT-APT FROM EAST AT SOUTH (apt BASEME), issued 2023-08-29. HPD violation 16182986
- Class C: No heat / heating defect, throughout the apartment, basement. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT BSMT-APT BSMT, 1st BSMT-APT FROM EAST AT SOUTH (apt BSMT), issued 2023-02-28. HPD violation 15742514
- Class C: No heat / heating defect, throughout the apartment. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT BABASE, 1st APARTMENT FROM WEST AT NORTH (apt BABASE), issued 2023-02-23. HPD violation 15733692
- Class C: No hot water, throughout the apartment, 5th floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 5R, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 5R), issued 2022-12-29. HPD violation 15633736
- Class C: No heat / heating defect, throughout the apartment, 5th floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 5R, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 5R), issued 2022-12-29. HPD violation 15633735
311 housing complaints
3 in the last 12 months, 22 in 5 years. Most common: Heat/Hot Water (3).
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)
No open DOB violations. 2 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: 12 W 104th St. LLC. Head officer: John P McCarthy. Managing agent: HUBB NYC. This owner has 67 buildings on record, 5 graded D or F. See the full portfolio.
Last HPD registration Jun 29, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1018390041, HPD building ID 37468. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 103 St (C, B), 1 min walk
- Cathedral Pkwy (110 St) (C, B), 6 min walk
- 103 St (1), 8 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 19 open (8 class C, 6 class B, 5 class A). 5 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 3 | −8 |
| 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.