494 Audubon Avenue

494 Audubon Avenue in Washington Heights, Manhattan, has 21 open HPD violations, 4 of them class C, and 25 of 25 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (54/100).

Mixed residential & commercial · 25 units · Built 1916

StreetSpy grade: D (Poor, 54/100)

• 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 4 heat or hot water complaints to 311 in the last 12 months.
• 25 of 25 units are rent-stabilized.

More open violations per unit than 6 in 10 Manhattan buildings this size.

• Repairs: High (21 open, 4 class C), records as of Oct 25, 2026
• Heat and hot water: 4 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)

21 open violations: 4 class C (immediately hazardous), 14 class B, 3 class A. 13 issued in the last 12 months. 81 on record. Oldest open violation issued 2006-07-28. Newest violation issued 2026-07-20.

HPD recorded no violation closed here in the last 12 months.

1 open violation is classified rent-impairing under NY Multiple Dwelling Law section 302-a. Section 302-a; NY Courts guidance on getting repairs.

• Class C: Self-closing door not working, 2nd 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 HINGE AT DOOR IN THE ENTRANCE LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-07-20. HPD violation 19089480
• Class C: Roaches, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-06-01. HPD violation 18964688
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM MISSING AT 1st PUBLIC HALL FROM EAST AT SOUTH, 1st STORY, issued 2025-06-12. HPD violation 17975655
• Class C: Fire escape defect. FIRE ESCAPE DEFECTIVE. ADJUST THE DROPLADDER SO THAT IT WILL SLIDE EASILY IN THE GUIDE RODS DROP LADDER OUT OF GUIDE AT FIRE ESCAPE, 2nd STORY, issued 2025-06-11. HPD violation 17975656
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 2nd floor. (B)(1)(A) HMC, § 12-01, § 12-03 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL SMOKE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH DEPARTMENT OF BUILDINGS RULES AND REGULATIONS DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-07-20. HPD violation 19089482
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 2nd floor. (B)(1)(B) HMC, § 12-06, § 12-07, § 12-09 RCNY REPAIR, REPLACE OR PROVIDE AN APPROVED AND OPERATIONAL CARBON MONOXIDE DETECTING DEVICE, INSTALLED IN ACCORDANCE WITH APPLICABLE LAW AND RULES DEFECTIVE IN THE ENTIRE APARTMENT LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-07-20. HPD violation 19089481
• Class B: Floor or stair defect, foyer, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE FOYER LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-06-01. HPD violation 18964687
• Class B: Electrical defect, outlet on the east wall, 3rd room from the east, 2nd floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE ELECTRICAL OUTLET AT EAST WALL IN THE 3rd ROOM FROM EAST LOCATED AT APT 2E, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2E), issued 2026-06-01. HPD violation 18964686

311 housing complaints

15 in the last 12 months, 36 in 5 years. Most common: Paint/Plaster (5), Heat/Hot Water (4), Door/Window (2), Plumbing (2), Unsanitary Condition (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. 0 DOB violations on record. Check on DOB BIS.

Evictions and housing court

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

Rent stabilization

25 of 25 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: 25 in 2024, 25 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 494 Audubon Avenue LLC. Head officer: John Baila. Managing agent: John Baila. This owner has 7 buildings on record, 6 graded D or F. See the full portfolio.

Last HPD registration Aug 24, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1021580077, HPD building ID 6267. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 191 St (1), 2 min walk
• 181 St (1), 8 min walk
• 190 St (A), 9 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.