9 Adrian Avenue

9 Adrian Avenue in Kingsbridge, Manhattan, has 11 open HPD violations, 3 of them class C, and 55 of 55 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: C (67/100).

Multi-family elevator · 55 units · Built 1930

StreetSpy grade: C (Fair, 67/100)

• 3 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 34 heat or hot water complaints to 311 in the last 12 months.
• 2 evictions carried out by marshals in the last 3 years.
• 55 of 55 units are rent-stabilized; 54 on the 2007 tax bill.

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

• Repairs: Low (11 open, 3 class C), records as of Oct 24, 2026
• Heat and hot water: 34 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

How the grade works

Housing code violations (HPD)

11 open violations: 3 class C (immediately hazardous), 5 class B, 3 class A. 21 issued in the last 12 months. 296 on record. Oldest open violation issued 2018-08-06. Newest violation issued 2026-09-25.

3 closed in the last 90 days. Median 113 days from issue to close for the 36 violations closed in the last 12 months.

• Class C: Self-closing door not working, 1st 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 LATCH SET IN THE ENTRANCE LOCATED AT APT 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2026-05-26. HPD violation 18960843
• 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 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2026-05-26. HPD violation 18960812
• Class C: Lead paint hazard, 1st door from the west, north wall, foyer, 1st 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) 1st DOOR FROM WEST AT NORTH WALL IN THE FOYER LOCATED AT APT 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2018-08-06. HPD violation 12512028
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 1st 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 MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2026-07-20. HPD violation 19089106
• Class B: Floor or stair defect, kitchen, 1st floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE KITCHEN LOCATED AT APT 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2026-05-26. HPD violation 18960860
• Class B: Damaged plaster or paint, kitchen, 1st floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE KITCHEN LOCATED AT APT 1H, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 1H), issued 2026-05-26. HPD violation 18960863
• Class B: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD FRAME IN THE BATHROOM LOCATED AT APT 3H, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3H). HPD violation 19301702
• Class B: Door, lock or intercom defect, bathroom, 3rd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD DOOR IN THE BATHROOM LOCATED AT APT 3H, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 3H). HPD violation 19301700

311 housing complaints

42 in the last 12 months, 118 in 5 years. Most common: Heat/Hot Water (34), Unsanitary Condition (3), Door/Window (2), Plumbing (2), Paint/Plaster (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. 6 DOB violations on record. Check on DOB BIS.

Evictions and housing court

2 executed evictions in the last 3 years (7 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

55 of 55 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: 55 in 2024, 54 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: 9-15 ADRIAN ASSOC., LLC. Head officer: JOSEPH ZITOLO. Managing agent: LEMLE & WOLFF INC. This owner has 178 buildings on record, 77 graded D or F. See the full portfolio.

Last HPD registration Sep 17, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1022150305, HPD building ID 5435. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Marble Hill-225 St (1), 4 min walk
• 231 St (1), 9 min walk
• 215 St (1), 10 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.