860 Riverside Drive

860 Riverside Drive in Washington Heights, Manhattan, has 188 open HPD violations, 59 of them class C, and 51 of 61 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: F (35/100).

Multi-family elevator · 61 units · Built 1915

StreetSpy grade: F (Severe, 35/100)

• 59 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 13 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 59 heat or hot water complaints to 311 in the last 12 months.
• 51 of 61 units are rent-stabilized; 49 on the 2007 tax bill.

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

• Repairs: High (188 open, 59 class C), records as of Oct 26, 2026
• Heat and hot water: 59 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

188 open violations: 59 class C (immediately hazardous), 96 class B, 33 class A. 154 issued in the last 12 months. 992 on record. Oldest open violation issued 2004-06-02. Newest violation issued 2026-09-29.

13 closed in the last 90 days. Median 120 days from issue to close for the 123 violations closed in the last 12 months.

13 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: Gas defect, kitchen, 5th floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES ...AT RANGE IN THE KITCHEN LOCATED AT APT 5C, 5th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 5C), issued 2026-09-29. HPD violation 19256933
• Class C: Self-closing door not working (hallway). , 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 ...DOOR AND FRAME LEADING TO WEST 2 SECTION AT PUBLIC HALL, 2nd STORY, issued 2026-09-29. HPD violation 19256948
• Class C: Self-closing door not working (hallway). , 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 ...DOOR AND FRAME LEADING TO NORTH SECTION AT PUBLIC HALL, 2nd STORY, issued 2026-09-29. HPD violation 19256947
• Class C: Gas defect, kitchen, 3rd floor. PROVIDE AN ADEQUATE SUPPLY OF GAS TO THE FIXTURES ...AT RANGE IN THE KITCHEN LOCATED AT APT 3A, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3A), issued 2026-09-29. HPD violation 19256946
• 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 6A, 6th STORY, 1st APARTMENT FROM WEST AT NORTH , SECTION ''NORTH'' (apt 6A), issued 2026-09-28. HPD violation 19249360
• Class C: Self-closing door not working, throughout the apartment, 6th floor. , 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 INOPERABLE HINGEST AT FIRE DOOR IN THE EAST SECTION IN THE ENTIRE APARTMENT LOCATED AT APT, 6th STORY, issued 2026-09-24. HPD violation 19240323
• Class C: Self-closing door not working (hallway). , 2007 ADM CODE REMOVE DEVICE PREVENTING DOOR FROM BEING SELF-CLOSING INOPERABLE HINGEST AT FIRE DOOR AT EAST SECTION, WEST SECTION AND SOUTH SECTION AT PUBLIC HALL, 2nd STORY, issued 2026-09-24. HPD violation 19240324
• Class C: Fire escape defect. FIRE ESCAPE DEFECTIVE. ADJUST THE DROPLADDER SO THAT IT WILL SLIDE EASILY IN THE GUIDE RODS AT FIRST STACK FROM NORTH AT WEST, AT BUILDING FRONT AT FIRE ESCAPE, 2nd STORY, issued 2026-08-20. HPD violation 19138157

311 housing complaints

166 in the last 12 months, 418 in 5 years. Most common: Heat/Hot Water (59), Paint/Plaster (39), Plumbing (30), Unsanitary Condition (18), Water Leak (12).

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: No bedbug filing on record for this year
• 2023: Owner reported 0 infested units
• 2022: Owner reported 2 infested, 2 treated, 0 re-infested
• 2021: Owner reported 2 infested, 2 treated, 0 re-infested

Buildings department (DOB)

No open DOB violations. 9 DOB violations on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

51 of 61 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: 51 in 2024, 49 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 860 RIVER LLC. Head officer: BRANDON FRIEDMAN. Managing agent: BUILDING EQUITY MANAGEMENT LLC. This owner has 19 buildings on record, 7 graded D or F. See the full portfolio.

Last HPD registration Jul 27, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1021360024, HPD building ID 27386. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 157 St (1), 4 min walk
• 163 St-Amsterdam Av (C), 7 min walk
• 168 St-Washington Hts (1), 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.