60 West 109th Street
60 West 109th Street in Upper West Side, Manhattan, has 34 open HPD violations, 7 of them class C, and 29 of 30 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (37/100).
City program owner (HDFC) · Multi-family walk-up · 30 units · Built 1902
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: F (Severe, 37/100)
- 7 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 7 heat or hot water complaints to 311 in the last 12 months.
- 29 of 30 units are rent-stabilized; 30 on the 2007 tax bill.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: High (34 open, 7 class C), records as of Oct 26, 2026
- Heat and hot water: 7 complaints, 12 mo, records as of Oct 25, 2026
- Pests: High (4 infested units, 3 yr), records as of Oct 28, 2026
- Safety: Clear (1 open DOB violation), records as of Oct 26, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
34 open violations: 7 class C (immediately hazardous), 16 class B, 11 class A. 7 issued in the last 12 months. 157 on record. Oldest open violation issued 2006-02-21. Newest violation issued 2026-08-11.
2 closed in the last 90 days. Median 83 days from issue to close for the 7 violations closed in the last 12 months.
1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.
- Class C: Mold, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX. 45 SQ FT AT ALL WALLS AND CEILING IN THE BATHROOM LOCATED AT APT 1F, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1F), issued 2022-06-21. HPD violation 15214634
- Class C: No heat / heating defect, throughout the apartment, 2nd floor. PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 2B), issued 2021-01-21. HPD violation 13943906
- Class C: Roaches, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES LOCATED AT APT 2D, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 2D), issued 2020-01-27. HPD violation 13564136
- Class C: Mice, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3C), issued 2019-12-30. HPD violation 13519060
- Class C: Roaches, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3C), issued 2019-12-30. HPD violation 13519062
- Class C: Missing window guards, 3rd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 1; WG TO REPLACE = 0; WG TO REPAIR = 0; LOCATED AT APT 3C, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3C), issued 2015-01-06. HPD violation 10496037
- Class C: Missing window guards, throughout the apartment, 1st floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 1; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT 1E, 1st STORY, 1st APARTMENT FROM NORTH AT EAST (apt 1E), issued 2014-09-15. HPD violation 10376235
- Class B: Mold, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... LESS THAN 10 SQFT AT WINDOW RECESS IN THE BATHROOM LOCATED AT APT 1F, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH ORIGINAL VIOLATION 18779201 ISSUED 08-APR-26 HAS BEEN UPGRADED TO CLASS B PER ADMINISTRATIVE CODE 27-2017.3a(3)(a) or (b). (apt 1F), issued 2026-08-11. HPD violation 19135215
311 housing complaints
8 in the last 12 months, 64 in 5 years. Most common: Heat/Hot Water (7), Plumbing (1).
Bedbugs
The owner reported 4 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: Owner reported 0 infested units
- 2024: Owner reported 0 infested units
- 2023: Owner reported 4 infested, 4 treated, 0 re-infested
- 2022: Owner reported 5 infested, 5 treated, 1 re-infested
- 2021: Owner reported 0 infested units
Buildings department (DOB)
1 open DOB violation, a Local Law violation issued before 2000. 5 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
29 of 30 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: 29 in 2024, 30 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: MANDELA HDFC. Head officer: ROBIN BAEZ. Managing agent: MANHATTAN VALLEY MANAGEMENT COMPANY, INC.. This owner has 40 buildings on record, 28 graded D or F. See the full portfolio.
Last HPD registration Jul 30, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1018440055, HPD building ID 37822. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Cathedral Pkwy (110 St) (C, B), 3 min walk
- 103 St (C, B), 6 min walk
- Cathedral Pkwy (110 St) (1), 8 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 34 open (7 class C, 16 class B, 11 class A). 1 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 8 | −8 |
| Bedbug reports (3 yr) | 4 infested units | −15 |
| Executed evictions (3 yr) | None | 0 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 1 open DOB violation, a Local Law violation issued before 2000 | 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.