23 West 104th Street

23 West 104th Street in Upper West Side, Manhattan, has 34 open HPD violations, 4 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 25, 2026. StreetSpy grade: C (74/100).

Condo · Multi-family walk-up · 77 units · Built 1986

A condominium: each apartment has its own owner, so the landlord is an individual unit owner, and the building's record mixes many owners. Condo units are not rent-stabilized.

StreetSpy grade: C (Fair, 74/100)

• 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• The head officer on this registration is named on 12 buildings' registrations; 1 graded D or F.
• A condo: the landlord is the individual unit owner; units are not rent-stabilized.

• Repairs: Medium (34 open, 4 class C), records as of Oct 25, 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 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

34 open violations: 4 class C (immediately hazardous), 19 class B, 11 class A. 0 issued in the last 12 months. 36 on record. Oldest open violation issued 2009-07-30. Newest violation issued 2025-06-04.

HPD recorded no violation closed here in the last 12 months.

3 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: No heat / heating defect (basement). PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM CELLAR DOOR LOCKED 7W 104., issued 2009-07-30. HPD violation 2680450
• Class C: No hot water, bathroom. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES BATHROOM & KITCHEN BSMT APT 1B 7W 104. LOCATED AT APT 1B (apt 1B), issued 2009-07-30. HPD violation 2680446
• Class C: No hot water, bathroom. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES BATHROOM & KITCHEN 2 STY NORTHEAST APT 3B 7W 104. LOCATED AT APT 3B (apt 3B), issued 2009-07-30. HPD violation 2680448
• 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 1 STY PUBLIC HALL & DOOR TO HEATING PLANT 7W 104., issued 2009-07-30. HPD violation 2680449
• Class B: Lighting defect (entrance). PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING MINIMUM OF 100 WATTS AS REQUIRED (LIGHT FIXTURE(S) PRESENT). AT FRONT AREAWAY, issued 2019-07-02. HPD violation 13149554
• Class B: Lighting defect (entrance). PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING 100 WATTS MINIMUM REQUIRED (LIGHT FIXTURES PRESENT), issued 2015-04-20. HPD violation 10676683
• Class B: Damaged plaster or paint, bathroom. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WALL BATHROOM 2 STY SOUTH APT 2 WING 10. , SECTION '' '' (apt 2), issued 2009-07-30. HPD violation 2680423
• Class B: Leak or water damage, bathroom. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF DAMPNESS CEILING SOUTH ROOM & BATHROOM 2 STY SOUTH APT 2 WING 10. , SECTION '' '' (apt 2), issued 2009-07-30. HPD violation 2680422

311 housing complaints

3 in the last 12 months, 4 in 5 years. Most common: Door/Window (1), Plumbing (1), Unsanitary Condition (1).

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: No bedbug filing on record for this year
• 2023: Owner reported 0 infested units
• 2022: Owner reported 1 infested, 1 treated, 0 re-infested
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 16 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: MANHATTAN VALLEY TOWNHOUSES. Head officer: MARK LEVINE. Managing agent: EBMG LLC. This owner has 12 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Dec 23, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1018407501, HPD building ID 25166. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 103 St (C, B), 2 min walk
• Cathedral Pkwy (110 St) (C, B), 6 min walk
• 103 St (1), 7 min walk

How the grade is calculated

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.