120 West 105th Street

120 West 105th Street in Upper West Side, Manhattan, has 29 open HPD violations, 5 of them class C, and 26 of 62 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (68/100).

City program owner (HDFC) · Multi-family elevator · 62 units · Built 1929

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: C (Fair, 68/100)

• 5 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 5 evictions carried out by marshals in the last 3 years.
• 26 of 62 units are rent-stabilized; 48 on the 2007 tax bill.

More open violations per unit than 8 in 10 Manhattan buildings this size.

• Repairs: Medium (29 open, 5 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)

29 open violations: 5 class C (immediately hazardous), 20 class B, 4 class A. 37 issued in the last 12 months. 124 on record. Oldest open violation issued 2026-09-18. Newest violation issued 2026-09-22.

1 closed in the last 90 days. Median 115 days from issue to close for the 15 violations closed in the last 12 months.

2 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: Broken window or sash, bathroom, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRINGBALANCE AT LOWER SASH WINDOW IN THE BATHROOM LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-22. HPD violation 19221995
• Class C: Mice, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-18. HPD violation 19221988
• Class C: Fire escape defect, 4th room from the east, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRINGBALANCE AT LOWER SASH OF FIRE ESCAPE WINDOW IN THE 4th ROOM FROM EAST LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-18. HPD violation 19221980
• Class C: Roaches, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-18. HPD violation 19221987
• Class C: Broken window or sash, kitchen, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRINGBALANCE AT LOWER SASH WINDOW IN THE KITCHEN LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-18. HPD violation 19221999
• Class B: Damaged plaster or paint, ceiling, bathroom, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE CEILING, WEST WALL AND NORTH WALL IN THE BATHROOM LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-22. HPD violation 19221997
• Class B: Floor or stair defect, bathroom, 6th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE SLOPING WOOD FLOOR NEAR BATHROOM IN THE PRIVATE HALLWAY LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-22. HPD violation 19221982
• Class B: Electrical defect, outlet on the south wall, bathroom, 6th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE ELECTRICAL OUTLET AT SOUTH WALL IN THE BATHROOM LOCATED AT APT 6B, 6th STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 6B), issued 2026-09-22. HPD violation 19221996

311 housing complaints

2 in the last 12 months, 39 in 5 years. Most common: Paint/Plaster (2).

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 1 infested, 1 treated, 0 re-infested
• 2021: No bedbug filing on record for this year

Buildings department (DOB)

No open DOB violations. 3 DOB violations on record. Check on DOB BIS.

Evictions and housing court

5 executed evictions in the last 3 years (5 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

26 of 62 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: 26 in 2024, 48 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 105TH MORNINGSIDE HOLDINGS LLC. Head officer: JOSHUA GOTLIB. Managing agent: NIEUW AMSTERDAMP PROPERTY MANAGEMENT. This owner has 64 buildings on record, 40 graded D or F. See the full portfolio.

Last HPD registration Jul 9, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1018590039, HPD building ID 37515. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 103 St (1), 4 min walk
• 103 St (C, B), 5 min walk
• Cathedral Pkwy (110 St) (C, B), 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 2026-10-27.