9 Sherman Avenue
9 Sherman Avenue in Washington Heights, Manhattan, has 7 open HPD violations, 2 of them class C, and 91 of 92 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: C (74/100).
City program owner (HDFC) · Mixed residential & commercial · 92 units · Built 1923
Held by a Housing Development Fund Corporation, a nonprofit owner under a city housing program. Its tenants live with the conditions on this record, so it is graded and ranked like any rental. How HDFCs are ranked
StreetSpy grade: C (Fair, 74/100)
- 2 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.
- 28 heat or hot water complaints to 311 in the last 12 months.
- 91 of 92 units are rent-stabilized; 90 on the 2007 tax bill.
More open violations per unit than 5 in 10 Manhattan buildings this size.
- Repairs: Low (7 open, 2 class C), records as of Oct 24, 2026
- Heat and hot water: 28 complaints, 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: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
7 open violations: 2 class C (immediately hazardous), 2 class B, 3 class A. 1 issued in the last 12 months. 441 on record. Oldest open violation issued 2021-07-19. Newest violation issued 2026-02-05.
0 closed in the last 90 days. Median 112 days from issue to close for the 15 violations closed 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: Lead paint hazard. - CORRECT FAILURE TO NOTIFY OCCUPANTS AND/OR TO INVESTIGATE LEAD-BASED PAINT HAZARDS., issued 2021-07-28. HPD violation 14463092
- Class C: Lead paint hazard. (H) AND 27-2056.17 ADM CODE -CORRECT FAILURE TO PROVIDE TO THE DEPARTMENT WITHIN 45 DAYS OF DEMAND ALL RECORDS REQUIRED TO BE MAINTAINED BY OWNER PURSUANT TO LOCAL LAW 1 OF 2004 RELATED TO LEAD-BASED PAINT NOTICES, INSPECTIONS AND REMEDIATION/ABATEMENT ACTIVITIES., issued 2021-07-19. HPD violation 14442276
- Class B: Leak or water damage, ceiling, kitchen, 6th floor. REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE KITCHEN LOCATED AT APT 5M, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT EAST (apt 5M). HPD violation 19309387
- Class B: Plumbing defect, kitchen, 6th floor. REPAIR THE BROKEN OR DEFECTIVE CONNECTION DRAIN PIPE AT SINK IN THE KITCHEN LOCATED AT APT 5M, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT EAST (apt 5M). HPD violation 19309385
- Class A: Floor or stair defect, kitchen, 6th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE VINYL FLOOR IN THE KITCHEN LOCATED AT APT 5C, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT WEST (apt 5C). HPD violation 19309857
- Class A: Damaged plaster or paint, ceiling, kitchen, 6th floor. PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT CEILING IN THE KITCHEN LOCATED AT APT 5M, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT EAST (apt 5M). HPD violation 19309389
- Class A: Damaged plaster or paint, north wall, bathroom, 6th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC SOAP HOLDER AT NORTH WALL IN THE BATHROOM LOCATED AT APT 5M, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST , SECTION AT EAST (apt 5M). HPD violation 19309397
311 housing complaints
32 in the last 12 months, 117 in 5 years. Most common: Heat/Hot Water (28), Door/Window (4).
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 1 infested, 1 treated, 0 re-infested
Buildings department (DOB)
No open DOB violations. 0 DOB violations on record. Check on DOB BIS.
Evictions and housing court
1 executed evictions in the last 3 years (3 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
91 of 92 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: 91 in 2024, 90 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 9 SHERMAN ASSOCIATES LLC. Head officer: JOSEPH ZITOLO. Managing agent: LEMLE AND WOLFF, INC. This owner has 178 buildings on record, 77 graded D or F. See the full portfolio.
Last HPD registration Aug 31, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1021740008, HPD building ID 27617. HPD Online, ACRIS, DOB BIS.
Nearest subway
- Dyckman St (1), 4 min walk
- Dyckman St (A), 5 min walk
- 190 St (A), 7 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 7 open (2 class C, 2 class B, 3 class A). 1 rent-impairing | −9 |
| 311 housing complaints (12 mo) | 32 | −14 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 1 | −3 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | None | 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.