452 Ft Washington Avenue
452 Ft Washington Avenue in Washington Heights, Manhattan, has 13 open HPD violations, 9 of them class C, and 39 of 57 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (69/100).
Mixed residential & commercial · 57 units · Built 1909
StreetSpy grade: C (Fair, 69/100)
- 9 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.
- 12 heat or hot water complaints to 311 in the last 12 months.
- 39 of 57 units are rent-stabilized; 42 on the 2007 tax bill.
More open violations per unit than 7 in 10 Manhattan buildings this size.
- Repairs: Medium (13 open, 9 class C), records as of Oct 25, 2026
- Heat and hot water: 12 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
Housing code violations (HPD)
13 open violations: 9 class C (immediately hazardous), 4 class B, 0 class A. 6 issued in the last 12 months. 635 on record. Oldest open violation issued 2021-09-28. Newest violation issued 2026-04-29.
0 closed in the last 90 days. Median 771 days from issue to close for the 69 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: No hot water, bathroom, 3rd floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE BATHROOM LOCATED AT APT 32, 3rd STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 32), issued 2025-11-05. HPD violation 18347454
- 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 21, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH (apt 21), issued 2024-03-14. HPD violation 16747274
- Class C: Self-closing door not working, 5th 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 53, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 53), issued 2024-03-14. HPD violation 16747283
- Class C: Mice, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 62, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 62), issued 2023-04-12. HPD violation 15920524
- Class C: Mice, throughout the apartment, 6th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 62, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST , SECTION ''WEST'' (apt 62), issued 2023-02-03. HPD violation 15699284
- Class C: Lead paint hazard. : 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. (apt 44), issued 2023-01-20. HPD violation 15675796
- Class C: Lead paint hazard. - CORRECT FAILURE TO NOTIFY OCCUPANTS AND/OR TO INVESTIGATE LEAD-BASED PAINT HAZARDS. (apt 44), issued 2023-01-20. HPD violation 15675797
- Class C: Damaged plaster or paint, west wall, throughout the apartment, 6th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RATED MATERIAL AT WEST WALL IN THE ENTIRE APARTMENT LOCATED AT APT 65, 6th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 65), issued 2022-04-06. HPD violation 15095477
311 housing complaints
15 in the last 12 months, 110 in 5 years. Most common: Heat/Hot Water (12), Unsanitary Condition (2), 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: No bedbug filing on record for this year
- 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. 5 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
39 of 57 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: 39 in 2024, 42 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 52 PARTNERS LLC. Head officer: BEHROOZ HEDVAT. Managing agent: J&M REALTY SERVICES CORP. This owner has 5 buildings on record, 3 graded D or F. See the full portfolio.
Last HPD registration Jan 8, 2026. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1021760100, HPD building ID 21819. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 181 St (A), 2 min walk
- 175 St (A), 4 min walk
- 181 St (1), 5 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 13 open (9 class C, 4 class B). 1 rent-impairing | −23 |
| 311 housing complaints (12 mo) | 15 | −8 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | None | 0 |
| 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 2026-10-28.