104 Audubon Avenue

104 Audubon Avenue in Washington Heights, Manhattan, has 77 open HPD violations, 38 of them class C, and 49 of 50 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (37/100).

Mixed residential & commercial · 50 units · Built 1923

StreetSpy grade: F (Severe, 37/100)

• 38 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 33 heat or hot water complaints to 311 in the last 12 months.
• 49 of 50 units are rent-stabilized; 46 on the 2007 tax bill.

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

• Repairs: High (77 open, 38 class C), records as of Oct 26, 2026
• Heat and hot water: 33 complaints, 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: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

77 open violations: 38 class C (immediately hazardous), 29 class B, 10 class A. 93 issued in the last 12 months. 862 on record. Oldest open violation issued 2017-02-16. Newest violation issued 2026-10-15.

13 closed in the last 90 days. Median 279 days from issue to close for the 110 violations closed in the last 12 months.

6 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: Paperwork or record-keeping violation. HMC: IMMEDIATELY PROVIDE A FIRE GUARD AS DIRECTED BY THE NYC DEPT. OF HOUSING PRESERVATION & DEVELOPMENT (HPD) AND/OR THE NYC DEPT. OF BUILDINGS (DOB) TO PROTECT AGAINST FIRE HAZARDS OBSERVED BY HPD AND/OR DOB. FIRE HAZARDS OBSERVED BY HPD HAVE RESULTED IN THE FOLLOWING ADDITIONAL HPD VIOLATION(S): VIOLATION #19219637 IN ORDER TO PROTECT PUBLIC SAFETY AGAINST IMMINENT FIRE HAZARDS OBSERVED, A FIRE GUARD MUST BE PROVIDED FORTHWITH FOR CONTINUOUS 24 HOUR COVERAGE, NOTWITHSTANDING THE CORRECTION AND CERTIFICATION DATES SET FORTH ABOVE (THE CORRECTION AND CERTIFICATION DATES SET FORTH ABOVE ARE APPLICABLE FOR PURPOSES OF CIVIL PENALTIES THAT MAY BE ASSESSED PURSUANT TO NYC ADMINISTRATIVE CODE § 27-2115, BUT DO NOT REFLECT THE DATE BY WHICH A FIRE GUARD MUST BE PROVIDED). A FIRE GUARD MUST BE PROVIDED IMMEDIATELY DUE TO THE EXIGENCY OF THE DANGEROUS FIRE HAZARD CONDITIONS OBSERVED. THE VIOLATION REQUIRING A FIRE GUARD TO BE PROVIDED WILL REMAIN OPEN UNTIL SUCH TIME AS THE FIRE HAZARDS RESULTING IN THE HPD VIOLATION(S) REFERENCED ABOVE AND/OR THE FIRE HAZARDS RESULTING IN RELATED DOB VIOLATION(S) HAVE BEEN DISMISSED., issued 2026-09-21. HPD violation 19219638
• Class C: Damaged plaster or paint, east wall, bathroom, 5th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOWER WINDOW GLASS PANE AT THE FIRST WINDOW FROM NORTH AT EAST WALL IN THE BATHROOM LOCATED AT APT 5C, 5th STORY, 2nd APARTMENT FROM NORTH AT EAST , SECTION ''550'' (apt 5C), issued 2026-09-17. HPD violation 19219634
• Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 5C, 5th STORY, 2nd APARTMENT FROM NORTH AT EAST , SECTION ''550'' (apt 5C), issued 2026-09-16. HPD violation 19219636
• 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 5J, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 5J), issued 2026-07-30. HPD violation 19112727
• Class C: Lead paint hazard, south wall, kitchen, 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 DUMB WAITER FROM EAST AT SOUTH WALL, SOUTH WALL IN THE KITCHEN LOCATED AT APT 5J, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 5J), issued 2026-07-29. HPD violation 19112453
• Class C: Lead paint hazard, south wall, 1st room from the north, 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 FRAME FROM EAST AT SOUTH WALL IN THE 1st ROOM FROM NORTH AT EAST LOCATED AT APT 5J, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 5J), issued 2026-07-29. HPD violation 19112451
• Class C: Lead paint hazard, 1st room from the north, 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). WEST WALL IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 5J, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 5J), issued 2026-07-29. HPD violation 19112457
• Class C: Roaches, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5J, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 5J), issued 2026-07-29. HPD violation 19093738

311 housing complaints

61 in the last 12 months, 239 in 5 years. Most common: Heat/Hot Water (33), Paint/Plaster (11), Unsanitary Condition (9), Plumbing (6), Door/Window (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: No bedbug filing on record for this year
• 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. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

49 of 50 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: 49 in 2024, 46 est. in 2007. Source: DOF tax bills for 2007, 2008, 2009, 2010, 2011, 2012, 2013, 2014, 2016, 2017, 2018, 2019, 2020, 2021, 2022, 2023 and 2024; years with no bill on file are left out. est.: the count was estimated from the bill's rent-stabilization charge, not stated on the bill (taxbills.nyc).

Owner and management

Owner: AUDUBON 550 W 171 PORTFOLIO LLC. Head officer: JOEL GOLDSTEIN. Managing agent: AUDUBON 550 W 171 PORTFOLIO LLC. This owner has 5 buildings on record, 5 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 1021270015, HPD building ID 6171. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 168 St (A, C), 3 min walk
• 168 St-Washington Hts (1), 4 min walk
• 175 St (A), 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 2026-10-28.