86 Ft Washington Avenue

86 Ft Washington Avenue in Washington Heights, Manhattan, has 13 open HPD violations, 7 of them class C, and 61 of 65 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: B (87/100).

Multi-family elevator · 65 units · Built 1930

StreetSpy grade: B (Good, 87/100)

• 7 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The head officer on this registration is named on 40 buildings' registrations; 5 graded D or F.
• The owner's bedbug filings report no infested units in the last 3 years.
• 61 of 65 units are rent-stabilized; 66 on the 2007 tax bill.

• Repairs: Low (13 open, 7 class C), records as of Oct 24, 2026
• Heat and hot water: 1 complaint, 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

13 open violations: 7 class C (immediately hazardous), 4 class B, 2 class A. 0 issued in the last 12 months. 988 on record. Oldest open violation issued 2013-11-20. Newest violation issued 2025-10-22.

0 closed in the last 90 days. Median 75 days from issue to close for the 4 violations closed in the last 12 months.

• 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 VESTIBULE DOOR AT PUBLIC HALL, 1st STORY, issued 2025-08-26. HPD violation 18183242
• 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 MISSING AT VESTIBULE DOOR TO PUBLIC HALL , 1st STORY, issued 2024-04-04. HPD violation 16795464
• Class C: Self-closing door not working, 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 HINGES IN THE ENTRANCE LOCATED AT APT 6F, 6th STORY, 4th APARTMENT FROM WEST AT NORTH , SECTION AT EAST (apt 6F), issued 2024-03-22. HPD violation 16765052
• Class C: Mold, west wall, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT WEST WALL IN THE BATHROOM LOCATED AT APT 1F, 1st STORY, 2nd APARTMENT FROM WEST AT NORTH ORIGINAL VIOLATION 16026375 ISSUED 07-JUN-23 HAS BEEN UPGRADED TO CLASS C PER ADMINISTRATIVE CODE §27-2017.3a(5)(a) or (b). (apt 1F), issued 2024-03-22. HPD violation 16771616
• Class C: Leak or water damage, ceiling, bathroom, 1st floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE BATHROOM LOCATED AT APT 1K, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1K), issued 2024-03-18. HPD violation 16747010
• 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 5F, 5th STORY, 3rd APARTMENT FROM SOUTH AT WEST (apt 5F), issued 2023-04-06. HPD violation 15905444
• Class C: Mold, east wall, bathroom, 1st floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROX 20 SQ. FT AT CEILING AND 5 SQ. FT AT NORTH AND 5 SQ. FT AT EAST WALL. IN THE BATHROOM LOCATED AT APT 1K, 1st STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 1K), issued 2022-10-13. HPD violation 15420643
• Class B: Mold, west wall, bathroom, 6th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... APPROXIMATELY 5 SQ.FT AT WEST WALL AND 5 SQ.FT AT NORTH WALL IN THE BATHROOM LOCATED AT APT 6F, 6th STORY, 4th APARTMENT FROM WEST AT NORTH , SECTION AT EAST (apt 6F), issued 2024-03-22. HPD violation 16765054

311 housing complaints

6 in the last 12 months, 147 in 5 years. Most common: Unsanitary Condition (2), Heat/Hot Water (1), Paint/Plaster (1), Plumbing (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: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 2 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

61 of 65 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: 61 in 2024, 66 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 86 FT WASHINGTON LLC. Head officer: MORRIS SCHREIBER. Managing agent: RCR MANAGEMENT GROUP LLC. This owner has 40 buildings on record, 5 graded D or F. See the full portfolio.

Last HPD registration Jul 17, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1021370091, HPD building ID 21860. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 163 St-Amsterdam Av (C), 5 min walk
• 168 St-Washington Hts (1), 5 min walk
• 168 St (A, C), 5 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.