111 West 104th Street
111 West 104th Street in Upper West Side, Manhattan, has 116 open HPD violations, 57 of them class C, and 11 of 36 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (29/100).
Multi-family elevator · 36 units · Built 1950
StreetSpy grade: F (Severe, 29/100)
- 57 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 12 heat or hot water complaints to 311 in the last 12 months.
- The owner's bedbug filings report 1 infested unit over the last 3 years.
- 11 of 36 units are rent-stabilized; 27 on the 2007 tax bill.
More open violations per unit than 9 in 10 Manhattan buildings this size.
- Repairs: High (116 open, 57 class C), records as of Oct 24, 2026
- Heat and hot water: 12 complaints, 12 mo, records as of Oct 23, 2026
- Pests: Medium (1 infested unit, 3 yr), records as of Oct 26, 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
Housing code violations (HPD)
116 open violations: 57 class C (immediately hazardous), 48 class B, 11 class A. 20 issued in the last 12 months. 271 on record. Oldest open violation issued 2017-08-16. Newest violation issued 2026-09-18.
0 closed in the last 90 days. Median 76 days from issue to close for the 23 violations closed in the last 12 months.
- Class C: Lead paint hazard, 1st window frame from the north, east wall, bathroom, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) NORTH WALL, EAST WALL, WEST WALL, 1st WINDOW FRAME FROM NORTH AT EAST WALL IN THE BATHROOM LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2026-09-18. HPD violation 19234004
- Class C: Lead paint hazard, 1st room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD-PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE AND EITHER TESTED INCONCLUSIVE FOR LEAD CONTENT AT 0.5MG/CM2 OR TESTED POSITIVE FOR LEAD CONTENT ON A METAL OR CERAMIC SUBSTRATE AS SET FORTH IN (28 RCNY §11-07(b)) USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(b)(2). WEST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2026-09-18. HPD violation 19234006
- Class C: Lead paint hazard, 1st closet from the east, south wall, 1st room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st CLOSET FROM EAST AT SOUTH WALL DOOR, 1st CLOSET FROM EAST AT SOUTH WALL DOOR FRAME, 1st CLOSET FROM EAST AT SOUTH WALL WALL, 1st DOOR FROM SOUTH AT WEST WALL, 1st DOOR FRAME FROM SOUTH AT WEST WALL, NORTH WALL, SOUTH WALL, 1st WINDOW FRAME FROM NORTH AT EAST WALL, 2nd WINDOW FRAME FROM NORTH AT EAST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2026-09-18. HPD violation 19234005
- Class C: Lead paint hazard, 1st door from the west, north wall, 6th room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) BASEBOARD AT NORTH WALL, 1st DOOR FROM WEST AT NORTH WALL, 1st DOOR FRAME FROM WEST AT NORTH WALL, NORTH WALL, WEST WALL IN THE 6th ROOM FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2025-10-21. HPD violation 18321255
- Class C: Lead paint hazard, 1st room from the north, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD-PAINT THAT IS XRF TESTED INCONCLUSIVE FOR LEAD CONTENT AT 0.5MG/CM2 AND IS PRESUMED LEAD PAINT AS SET FORTH IN (28 RCNY §11-07(b)) AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE-USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(b)(2) WEST WALL IN THE 1st ROOM FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2025-10-21. HPD violation 18321249
- Class C: Lead paint hazard, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL, WEST WALL IN THE 2nd PRIVATE HALLWAY FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2025-10-21. HPD violation 18321254
- Class C: Lead paint hazard, north wall, kitchen, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) 1st BASE CABINET FROM WEST AT NORTH WALL, 1st DOOR FRAME FROM SOUTH AT WEST WALL, 1st DUMB WAITER FROM WEST AT NORTH WALL, NORTH WALL, SOUTH WALL, EAST WALL, 1st WALL CABINET FROM WEST AT NORTH WALL, 2nd WALL CABINET FROM WEST AT NORTH WALL IN THE KITCHEN LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2025-10-21. HPD violation 18321252
- Class C: Lead paint hazard, 2nd floor. - CORRECT THE LEAD-BASED PAINT HAZARD - PAINT THAT TESTED POSITIVE FOR LEAD CONTENT AND THAT IS PEELING OR ON A DETERIORATED SUBSURFACE - USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) EAST WALL IN THE 1st PRIVATE HALLWAY FROM NORTH LOCATED AT APT 22, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 22), issued 2025-10-21. HPD violation 18321250
311 housing complaints
40 in the last 12 months, 135 in 5 years. Most common: Unsanitary Condition (13), Heat/Hot Water (12), Paint/Plaster (8), Plumbing (4), Water Leak (2).
Bedbugs
The owner reported 1 infested unit 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 1 infested, 1 treated, 0 re-infested
- 2024: Owner reported 0 infested units
- 2023: Owner reported 0 infested units
- 2022: Owner reported 1 infested, 1 treated, 0 re-infested
- 2021: Owner reported 1 infested, 1 treated, 0 re-infested
Buildings department (DOB)
No open DOB violations. 3 DOB violations on record. Check on DOB BIS.
Evictions and housing court
1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
11 of 36 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: 11 in 2024, 27 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: NEW WEST 104 LLC. Head officer: BENNAT BERGER. Managing agent: MORNINGSIDE PORTFOLIO MANAGEMENT LLC. This owner has 6 buildings on record, 4 graded D or F. See the full portfolio.
Last HPD registration Sep 18, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1018590024, HPD building ID 37466. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 103 St (1), 4 min walk
- 103 St (C, B), 4 min walk
- Cathedral Pkwy (110 St) (C, B), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 116 open (57 class C, 48 class B, 11 class A) | −40 |
| 311 housing complaints (12 mo) | 40 | −20 |
| Bedbug reports (3 yr) | 1 infested unit | −8 |
| Executed evictions (3 yr) | 1 | −3 |
| 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 2026-10-27.