278 West 118th Street

278 West 118th Street in East Harlem, Manhattan, has 54 open HPD violations, 5 of them class C, and no rent-stabilized units are on its tax bill, as of Oct 24, 2026. StreetSpy grade: F (35/100).

Multi-family walk-up · 10 units · Built 1920

StreetSpy grade: F (Severe, 35/100)

• 5 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.
• 24 heat or hot water complaints to 311 in the last 12 months.

More open violations per unit than 9 in 10 Manhattan buildings this size.

• Repairs: High (54 open, 5 class C), records as of Oct 24, 2026
• Heat and hot water: 24 complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (No bedbug filing, 3 yr), records as of Oct 26, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Expired Sep 1, 2023, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

54 open violations: 5 class C (immediately hazardous), 29 class B, 17 class A, 3 class I (HPD orders such as lead paint or heat orders, not a hazard class). 10 issued in the last 12 months. 108 on record. Oldest open violation issued 2014-12-16. Newest violation issued 2026-10-01.

HPD recorded no violation closed here 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: Self-closing door not working (entrance). , 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE LATCHSET AT BUILDING ENTRANCE DOOR, issued 2026-10-01. HPD violation 19262711
• Class C: Self-closing door not working (basement). , 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING METAL PIPE AT 1ST FIRE DOOR AT SOUTH LEADING TO GARBAGE AREA AT BASEMENT, issued 2026-09-02. HPD violation 19170094
• Class C: Self-closing door not working, 2nd floor. , 27-2007, 27-2041.1 HMC: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE .. IN THE ENTRANCE LOCATED AT APT 22B, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 22B), issued 2021-11-03. HPD violation 14656924
• Class C: Damaged plaster or paint, 2nd window from the east, south wall, 3rd room from the north, 2nd floor. REPLACE WITH NEW THE BROKEN OR DEFECTIVE GLASS PANE AT LOWER WINDOW SASH AT 2ND WINDOW FROM EAST AT SOUTH WALL IN THE 3rd ROOM FROM NORTH AT WEST LOCATED AT APT 22B, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 22B), issued 2015-08-06. HPD violation 10805261
• Class C: Rats, 2nd floor. ABATE THE NUISANCE CONSISTING OF RODENTS RATS LOCATED AT APT 22B, 2nd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 22B), issued 2014-12-16. HPD violation 10476961
• Class B: Damaged plaster or paint, ceiling. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LIGHT FIXTURE AT CEILING AT PUBLIC HALL, 1st STORY, issued 2026-10-01. HPD violation 19262710
• Class B: Garbage not removed. PROVIDE SUFFICIENT, PROPER AND SEPARATE METAL RECEPTACLES FOR THE DEPOSIT OF GARBAGE, RUBBISH AND OTHER WASTE MATERIAL AND ARRANGE FOR COLLECTION AND DISPOSAL OF SUCH MATERIAL., issued 2026-09-02. HPD violation 19170093
• Class B: Damaged plaster or paint, west wall. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL AT WEST WALL AT PUBLIC HALL, 1st STORY, issued 2026-08-31. HPD violation 19170095

311 housing complaints

53 in the last 12 months, 406 in 5 years. Most common: Heat/Hot Water (24), Unsanitary Condition (23), Door/Window (6).

Bedbugs

No bedbug filing on record for 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: No bedbug filing on record for this year
• 2023: No bedbug filing on record for this year
• 2022: No bedbug filing on record for this year
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 2 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: QUASAR REALTY PARTNERS LP. Head officer: R KENYATTA PUNTER. Managing agent: LEMOR REALTY CORPORATION. This owner has 5 buildings on record, 5 graded D or F. See the full portfolio.

Last HPD registration Dec 2, 2022. HPD registration expired Sep 1, 2023 and had not been renewed as of Oct 3, 2026. Buildings with 3+ units must register with HPD every year.

Tax lot and city IDs

BBL 1019230060, HPD building ID 38568. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 116 St (C, B), 1 min walk
• 116 St (2, 3), 6 min walk
• Cathedral Pkwy (110 St) (C, B), 8 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.