304 West 117th Street

304 West 117th Street in East Harlem, Manhattan, has 61 open HPD violations, 7 of them class C, and 116 of 116 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: D (59/100).

Mixed residential & commercial · 116 units · Built 2005

StreetSpy grade: D (Poor, 59/100)

• 7 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 41 heat or hot water complaints to 311 in the last 12 months.
• The head officer on this registration is named on 178 buildings' registrations; 77 graded D or F.
• 116 of 116 units are rent-stabilized.

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

• Repairs: Medium (61 open, 7 class C), records as of Oct 24, 2026
• Heat and hot water: 41 complaints, 12 mo, records as of Oct 23, 2026
• Pests: Clear (Owner reported none, 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

How the grade works

Housing code violations (HPD)

61 open violations: 7 class C (immediately hazardous), 43 class B, 11 class A. 38 issued in the last 12 months. 202 on record. Oldest open violation issued 2024-01-02. Newest violation issued 2026-10-06.

19 closed in the last 90 days. Median 120 days from issue to close for the 27 violations closed in the last 12 months.

• Class C: Missing window guards, throughout the apartment, 8th 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 = 11, WG TO REPLACE = 0, WG TO REPAIR = 0 IN THE ENTIRE APARTMENT LOCATED AT APT 8U, 8th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8U), issued 2026-09-25. HPD violation 19244765
• Class C: Floor or stair defect, 2nd room from the east, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE 2nd ROOM FROM EAST AT SOUTH LOCATED AT APT 2B, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION AT WEST (apt 2B), issued 2026-09-14. HPD violation 19214705
• Class C: Floor or stair defect, foyer, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE FOYER LOCATED AT APT 2B, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION AT WEST (apt 2B), issued 2026-09-14. HPD violation 19214700
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2B, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION AT WEST (apt 2B), issued 2026-07-06. HPD violation 19052044
• Class C: Damaged plaster or paint, ceiling, 4th room from the north, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT THE CEILING IN THE 4th ROOM FROM NORTH AT EAST LOCATED AT APT 6M, 6th STORY, 3rd APARTMENT FROM NORTH AT EAST , SECTION ''EAST'' (apt 6M), issued 2025-09-17. HPD violation 18232389
• Class C: Damaged plaster or paint, ceiling, 3rd room from the north, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT THE CEILING IN THE 3rd ROOM FROM NORTH AT EAST LOCATED AT APT 6M, 6th STORY, 3rd APARTMENT FROM NORTH AT EAST , SECTION ''EAST'' (apt 6M), issued 2025-09-17. HPD violation 18232388
• Class C: Floor or stair defect, 2nd room from the east, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE 2nd ROOM FROM EAST AT SOUTH LOCATED AT APT 2B, 2nd STORY, 2nd APARTMENT FROM EAST AT SOUTH , SECTION ''WEST'' (apt 2B). HPD violation 19286267
• Class B: Damaged plaster or paint, ceiling, bathroom, 5th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE MECHANICAL VENTILATION SYSTEM AT CEILING IN THE BATHROOM LOCATED AT APT 5J, 5th STORY, 5th APARTMENT FROM WEST AT NORTH (apt 5J), issued 2026-10-06. HPD violation 19244759

311 housing complaints

57 in the last 12 months, 198 in 5 years. Most common: Heat/Hot Water (41), Unsanitary Condition (7), Paint/Plaster (4), Plumbing (3), Water Leak (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: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

0 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

116 of 116 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: 116 in 2024, 116 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: LARKSPUR LLC. Head officer: JOSEPH ZITOLO. Managing agent: LEMLE AND WOLFF INC. This owner has 178 buildings on record, 77 graded D or F. See the full portfolio.

Last HPD registration Aug 31, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1019437503, HPD building ID 866061. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 116 St (C, B), 1 min walk
• Cathedral Pkwy (110 St) (C, B), 7 min walk
• 116 St (2, 3), 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.