444 West 163rd Street
444 West 163rd Street in Washington Heights, Manhattan, has 20 open HPD violations, 4 of them class C, and 73 of 73 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: D (56/100).
City program owner (HDFC) · Public facility · 73 units · Built 2017
Held by a Housing Development Fund Corporation, a nonprofit owner under a city housing program. Its tenants live with the conditions on this record, so it is graded and ranked like any rental. How HDFCs are ranked
StreetSpy grade: D (Poor, 56/100)
- 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 4 heat or hot water complaints to 311 in the last 12 months.
- The owner's bedbug filings report 3 infested units over the last 3 years.
- 73 of 73 units are rent-stabilized.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: Low (20 open, 4 class C), records as of Oct 26, 2026
- Heat and hot water: 4 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Medium (3 infested units, 3 yr), records as of Oct 28, 2026
- Safety: Clear (2 open DOB violations), records as of Oct 26, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
20 open violations: 4 class C (immediately hazardous), 8 class B, 8 class A. 29 issued in the last 12 months. 163 on record. Oldest open violation issued 2019-09-04. Newest violation issued 2026-07-28.
3 closed in the last 90 days. Median 95 days from issue to close for the 32 violations closed in the last 12 months.
- Class C: Damaged plaster or paint, window on the north wall, 1st room from the north, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOCK AND LATCH SET AT WINDOW AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 612, 6th STORY, 6th APARTMENT FROM WEST AT NORTH (apt 612), issued 2026-04-14. HPD violation 18783017
- Class C: Damaged plaster or paint, window on the north wall, 1st room from the north, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL ARM AT WINDOW AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 612, 6th STORY, 6th APARTMENT FROM WEST AT NORTH (apt 612), issued 2026-04-14. HPD violation 18783016
- Class C: Damaged plaster or paint, south wall, 3rd room from the north, 7th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WINDOW ARM CASEMENT OPERATOR AT SOUTH WALL IN THE 3rd ROOM FROM NORTH LOCATED AT APT 706, 7th STORY, 6th APARTMENT FROM EAST AT SOUTH (apt 706), issued 2024-09-26. HPD violation 17294022
- Class C: Damaged plaster or paint, window on the south wall, throughout the apartment, 7th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE OPERATOR AT CASEMENT WINDOW AT SOUTH WALL IN THE ENTIRE APARTMENT LOCATED AT APT 706, 7th STORY, 6th APARTMENT FROM EAST AT SOUTH (apt 706), issued 2023-11-13. HPD violation 16371711
- Class B: Damaged plaster or paint, window on the east wall, 1st room from the north, 2nd floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE CRANK OPERATOR AT LOWER SASH WINDOW AT EAST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 202, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 202), issued 2026-07-23. HPD violation 19089411
- Class B: Broken window or sash, 4th room from the north, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SWING WINDOW AT NORTH IN THE 4th ROOM FROM NORTH LOCATED AT APT 104, 1st STORY, 3rd APARTMENT FROM EAST AT SOUTH (apt 104), issued 2026-04-16. HPD violation 18782210
- Class B: Damaged plaster or paint, window on the north wall, 1st room from the north, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE CRANK HANDLE ON CASEMENT WINDOW AT NORTH WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 612, 6th STORY, 6th APARTMENT FROM WEST AT NORTH (apt 612), issued 2026-01-29. HPD violation 18602332
- Class B: Damaged plaster or paint, south wall, 1st room from the east, 1st floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE OPEN AND CLOSE MECHANISM ON WINDOW (1 WINDOW IN UNIT) AT SOUTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 102, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 102), issued 2025-04-04. HPD violation 17803478
311 housing complaints
49 in the last 12 months, 192 in 5 years. Most common: Door/Window (27), Paint/Plaster (8), Unsanitary Condition (6), Heat/Hot Water (4), Plumbing (3).
Bedbugs
The owner reported 3 infested units 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: No bedbug filing on record for this year
- 2024: Owner reported 0 infested units
- 2023: Owner reported 3 infested, 3 treated, 0 re-infested
- 2022: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
2 open DOB violations. 8 DOB violations on record. Check on DOB BIS.
Evictions and housing court
4 executed evictions in the last 3 years (6 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
73 of 73 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: 73 in 2024, 0 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: SAVANNA HALL LP. Head officer: RAFAL MARKWAT. Managing agent: ARETE MANAGEMENT LLC. This owner has 11 buildings on record, 5 graded D or F. See the full portfolio.
Last HPD registration Jun 23, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1021100011, HPD building ID 992442. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 163 St-Amsterdam Av (C), 1 min walk
- 168 St-Washington Hts (1), 6 min walk
- 168 St (A, C), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 20 open (4 class C, 8 class B, 8 class A) | −10 |
| 311 housing complaints (12 mo) | 49 | −20 |
| Bedbug reports (3 yr) | 3 infested units | −8 |
| Executed evictions (3 yr) | 4 | −6 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 2 open DOB violations | 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.