85 Audubon Avenue

85 Audubon Avenue in Washington Heights, Manhattan, has 18 open HPD violations, 6 of them class C, and 14 of 18 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (49/100).

Mixed residential & commercial · 18 units · Built 1911

StreetSpy grade: F (Severe, 49/100)

• 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 2 evictions carried out by marshals in the last 3 years.
• The head officer on this registration is named on 4 buildings' registrations; 2 graded D or F.
• 14 of 18 units are rent-stabilized; 16 on the 2007 tax bill.

More open violations per unit than 7 in 10 Manhattan buildings this size.

• Repairs: Medium (18 open, 6 class C), records as of Oct 26, 2026
• Heat and hot water: 1 complaint, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

18 open violations: 6 class C (immediately hazardous), 6 class B, 6 class A. 1 issued in the last 12 months. 242 on record. Oldest open violation issued 2014-02-14. Newest violation issued 2026-08-20.

HPD recorded no violation closed here in the last 12 months.

• Class C: Missing window guards, throughout the apartment, 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 = 2; WG TO REPLACE = 0; WG TO REPAIR = 0; IN THE ENTIRE APARTMENT LOCATED AT APT 3B, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 3B), issued 2014-02-14. HPD violation 10135583
• Class C: Lead paint hazard, bathroom, 5th 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) WEST WALL IN THE BATHROOM LOCATED AT APT 5D, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5D). HPD violation 19308620
• Class C: Lead paint hazard, 1st closet from the south, west wall, 5th 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 SOUTH AT WEST WALL DOOR IN THE PRIVATE HALLWAY LOCATED AT APT 5D, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5D). HPD violation 19308623
• Class C: Lead paint hazard, 1st door from the east, south wall, 1st room from the east, 5th 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). 1st DOOR FROM EAST AT SOUTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 5D, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5D). HPD violation 19308624
• Class C: Lead paint hazard, 5th floor. , 27-2056.8, 27-2056.9 ADM CODE -CERTIFY COMPLIANCE WITH LEAD-BASED PAINT HAZARD CONTROL REQUIREMENTS DURING PERIOD OF UNIT VACANCY BY PERFORMING ACTIVITIES NECESSARY TO ABATE TESTED LEAD-BASED PAINT FROM REQUIRED WINDOW AND/OR DOOR FRICTION SURFACES FOR APARTMENT AND MAKE FLOORS SMOOTH AND CLEANABLE, POSITIVE LEAD-BASED PAINT IN AN APARTMENT WITH A CHILD UNDER SIX LOCATED AT APT 5D, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5D). HPD violation 19308803
• Class C: Lead paint hazard, north wall, 4th room from the east, 5th 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 DOOR FRAME FROM WEST AT NORTH WALL IN THE 4th ROOM FROM EAST AT SOUTH LOCATED AT APT 5D, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 5D). HPD violation 19308625
• Class B: Roof defect (roof). , 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE BYCICKES (15), STORE FRONT CANOPY, LARGE ROOF COMMERCIAL EXHAUST FAN, FURNITURE, HOUSEHOLD ITEMS, GARBAGE YARD, issued 2026-08-20. HPD violation 19147099
• Class B: Floor or stair defect, kitchen, 5th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE KITCHEN LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5A), issued 2016-06-24. HPD violation 11285566

311 housing complaints

7 in the last 12 months, 14 in 5 years. Most common: Plumbing (3), Heat/Hot Water (1), Paint/Plaster (1), Unsanitary Condition (1), Water Leak (1).

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 0 infested units
• 2021: No bedbug filing on record for this year

Buildings department (DOB)

No open DOB violations. 2 DOB violations on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

14 of 18 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: 14 in 2024, 16 in 2007. Source: DOF tax bills for 2007, 2008, 2009, 2010, 2011, 2012, 2013, 2014, 2015, 2016, 2017, 2018, 2019, 2020, 2021, 2022, 2023 and 2024; years with no bill on file are left out.

Owner and management

Owner: 83-87 AUDUBON AVENUE LLC. Head officer: GREGORY KOURTESIS. Managing agent: BLOCK MANAGEMENT INC. This owner has 4 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Jun 25, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1021260030, HPD building ID 6285. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 168 St (A, C), 2 min walk
• 168 St-Washington Hts (1), 3 min walk
• 163 St-Amsterdam Av (C), 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 2026-10-28.