118 Ft Washington Avenue

118 Ft Washington Avenue in Washington Heights, Manhattan, has 81 open HPD violations, 28 of them class C, and 105 of 115 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (56/100).

Mixed residential & commercial · 115 units · Built 1925

StreetSpy grade: D (Poor, 56/100)

• 28 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 21 heat or hot water complaints to 311 in the last 12 months.
• 2 evictions carried out by marshals in the last 3 years.
• 105 of 115 units are rent-stabilized; 104 on the 2007 tax bill.

More open violations per unit than 8 in 10 Manhattan buildings this size.

• Repairs: Medium (81 open, 28 class C), records as of Oct 25, 2026
• Heat and hot water: 21 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
• Safety: Clear (No open DOB violations), records as of Oct 23, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

81 open violations: 28 class C (immediately hazardous), 38 class B, 15 class A. 12 issued in the last 12 months. 396 on record. Oldest open violation issued 1992-04-14. Newest violation issued 2026-07-01.

5 closed in the last 90 days. Median 82 days from issue to close for the 25 violations closed in the last 12 months.

• Class C: Self-closing door not working, 11th 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 PHC, 11th STORY (apt PHC), issued 2024-12-31. HPD violation 17591348
• Class C: Roaches, throughout the apartment, 10th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 10K, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 10K), issued 2024-12-02. HPD violation 17480963
• Class C: Self-closing door not working, south wall, foyer, 10th 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 AT FIREDOOR LEADING TO FIRESTAIR AT SOUTH WALL IN THE FOYER LOCATED AT APT 10K, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 10K), issued 2024-12-02. HPD violation 17480961
• Class C: Roaches, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 1I, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1I), issued 2024-06-03. HPD violation 17012097
• Class C: Mice, throughout the apartment, 1st floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 1I, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1I), issued 2024-06-03. HPD violation 17012096
• Class C: Lead paint hazard, 10th 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 10K, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT SOUTH (apt 10K), issued 2024-05-20. HPD violation 16985354
• Class C: Lead paint hazard, 10th 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) NORTH WALL IN THE PRIVATE HALLWAY LOCATED AT APT 10K, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT SOUTH (apt 10K), issued 2024-05-17. HPD violation 16984837
• Class C: Roaches, throughout the apartment, 10th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 10K, 10th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT SOUTH (apt 10K), issued 2024-05-17. HPD violation 16972631

311 housing complaints

36 in the last 12 months, 149 in 5 years. Most common: Heat/Hot Water (21), Plumbing (4), Door/Window (3), Paint/Plaster (3), Unsanitary Condition (3).

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. 12 DOB violations on record. Check on DOB BIS.

Evictions and housing court

2 executed evictions in the last 3 years (4 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

105 of 115 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: 105 in 2024, 104 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: UPTOWN REALTY UNLIMITED LLC. Head officer: MICHAEL EDELSTEIN. Managing agent: EDEL FAMILY MANAGEMENT CORP. This owner has 6 buildings on record, 5 graded D or F. See the full portfolio.

Last HPD registration Aug 22, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1021370157, HPD building ID 21770. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 168 St-Washington Hts (1), 3 min walk
• 168 St (A, C), 4 min walk
• 163 St-Amsterdam Av (C), 6 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.