91 Ft Washington Avenue
91 Ft Washington Avenue in Washington Heights, Manhattan, has 8 open HPD violations, 3 of them class C, and 43 of 42 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: D (62/100).
Multi-family elevator · 42 units · Built 1920
StreetSpy grade: D (Poor, 62/100)
- 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 2 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 12 heat or hot water complaints to 311 in the last 12 months.
- 43 of 42 units are rent-stabilized; 41 on the 2007 tax bill.
- Repairs: Low (8 open, 3 class C), records as of Oct 24, 2026
- Heat and hot water: 12 complaints, 12 mo, records as of Oct 23, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 26, 2026
- Safety: Clear (1 open DOB violation), records as of Oct 23, 2026
- Registration: Through Sep 1, 2027, records as of Oct 3, 2026
Housing code violations (HPD)
8 open violations: 3 class C (immediately hazardous), 4 class B, 1 class A. 9 issued in the last 12 months. 177 on record. Oldest open violation issued 2024-09-23. Newest violation issued 2026-05-26.
1 closed in the last 90 days. Median 79 days from issue to close for the 6 violations closed in the last 12 months.
2 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: Mice, throughout the apartment, 4th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 46, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION ''west'' (apt 46), issued 2026-05-21. HPD violation 18943189
- Class C: Fire escape defect. FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING 10TH TREAD FROM BOTTOM UP AT 1ST STORY BALCONY WEST STACK AT FIRE ESCAPE, issued 2025-03-13. HPD violation 17753340
- Class C: Fire escape defect (exterior). FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING 1OTH METAL TREAD UP FROM BOTTOM UP AT 1ST STORY BALCONY AT WEST YARD AT FIRE ESCAPE, issued 2025-02-19. HPD violation 17701126
- Class B: Plumbing defect, bathroom, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE SILICONE CAULKING AROUND BATHTUB IN THE BATHROOM LOCATED AT APT 46, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION ''west'' (apt 46), issued 2026-05-21. HPD violation 18943193
- Class B: Lighting defect (entrance). PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING 300 WATTS THAT IS NOT ON, issued 2024-09-26. HPD violation 17288282
- Class B: Door, lock or intercom defect (hallway). HMC: REFIT FIRE DOOR AT WEST AT PUBLIC HALL, 5th STORY, issued 2024-09-23. HPD violation 17288281
- Class B: Damaged plaster or paint, east wall, 1st room from the east, 5th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT EAST WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 51, 5th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 51), issued 2024-09-23. HPD violation 17288280
- Class A: Required notice or sign missing (entrance). (B) HMC POST A PROPER NOTICE REGARDING RENT STABILIZATION LAW, IN A FORM APPROVED BY THE COMMISSIONER, IN A CONSPICUOUS LOCATION WITHIN THE COMMON AREA AT THE BUILDINGS ENTRANCE. FOR MORE INFORMATION ABOUT SIGNAGE REQUIREMENTS, PLEASE VISIT: HTTPS://WWW.NYC.GOV/SITE/HPD/SERVICES-AND-INFORMATION/REQUIRED-SIGNAGE.PAGE, issued 2026-03-31. HPD violation 18749083
311 housing complaints
30 in the last 12 months, 39 in 5 years. Most common: Heat/Hot Water (12), Paint/Plaster (6), Door/Window (5), Unsanitary Condition (5), Plumbing (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 0 infested units
- 2021: Owner reported 0 infested units
Buildings department (DOB)
1 open DOB violation, a Local Law violation issued before 2000. 3 DOB violations on record. Check on DOB BIS.
Evictions and housing court
1 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
43 of 42 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: 43 in 2024, 41 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: GUADALUPE REALTY LLC. Head officer: CARLO DIMAGGIO. Managing agent: CARLO DIMAGGIO. This owner has 16 buildings on record, 5 graded D or F. See the full portfolio.
Last HPD registration Jun 24, 2026, valid through Sep 1, 2027.
Tax lot and city IDs
BBL 1021360190, HPD building ID 21862. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 163 St-Amsterdam Av (C), 5 min walk
- 168 St-Washington Hts (1), 5 min walk
- 157 St (1), 6 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 8 open (3 class C, 4 class B, 1 class A). 2 rent-impairing | −15 |
| 311 housing complaints (12 mo) | 30 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 1 | −3 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 1 open DOB violation, a Local Law violation issued before 2000 | 0 |
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.