85 Ludlow Street

85 Ludlow Street in Lower East Side, Manhattan, has 7 open HPD violations, 2 of them class C, and 19 of 20 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: C (77/100).

Mixed residential & commercial · 20 units · Built 1900

StreetSpy grade: C (Fair, 77/100)

• 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.
• The head officer on this registration is named on 9 buildings' registrations; 2 graded D or F.
• 19 of 20 units are rent-stabilized; 20 on the 2007 tax bill.

More open violations per unit than 5 in 10 Manhattan buildings this size.

• Repairs: Medium (7 open, 2 class C), records as of Oct 24, 2026
• Heat and hot water: No 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: Through Sep 1, 2027, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

7 open violations: 2 class C (immediately hazardous), 3 class B, 2 class A. 0 issued in the last 12 months. 309 on record. Oldest open violation issued 2015-02-02. Newest violation issued 2024-01-18. No new HPD violation has been issued here since 2024. Most of the open count is older violations that were never closed.

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 (hallway). , 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 DOOR AT VESTIBULE TO PUBLIC HALL , 1st STORY, issued 2024-01-18. HPD violation 16603369
• Class C: Fire escape defect, 2nd room from the east, 5th floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF KEY OPERATED LOCK INSTALLED AT DOOR TO FIRE ESCAPE IN THE 2nd ROOM FROM EAST LOCATED AT APT 19, 5th STORY, 1st APARTMENT FROM WEST AT NORTH (apt 19), issued 2022-03-28. HPD violation 15066959
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 4th floor. HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 13, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 13), issued 2022-05-19. HPD violation 15156431
• Class B: Missing or broken smoke / CO detector, throughout the apartment, 4th floor. REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 13, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 13), issued 2022-05-19. HPD violation 15156432
• Class B: Leak or water damage (hallway). REPAIR THE ROOF SO THAT IT WILL NOT LEAK OVER 5TH STORY CIELING AT PUBLIC HALL, 5th STORY (apt 17), issued 2015-02-02. HPD violation 10524871
• Class A: Damaged plaster or paint, 1st room from the east, 2nd floor. M/D LAW FILE PLANS AND APPLICATION AND LEGALIZE THE FOLLOWING ALTERATION OR RESTORE TO THE LEGAL CONDITION EXISTING PRIOR TO THE MAKING OF SAID ALTERATION WOOD AND SHEETROCK PARTITION WALL ERECTED FROM FLOOR TO CEILING CREATING ADDITIONAL ROOM IN THE 1st ROOM FROM EAST LOCATED AT APT 8, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 8), issued 2023-03-30. HPD violation 15866029
• Class A: Damaged plaster or paint, throughout the apartment, 3rd floor. PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT AT CEILINGS AND ALL WALLS IN THE ENTIRE APARTMENT LOCATED AT APT 11, 3rd STORY, 2nd APARTMENT FROM EAST AT SOUTH (apt 11), issued 2022-03-17. HPD violation 15037830

311 housing complaints

0 in the last 12 months, 534 in 5 years.

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

19 of 20 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: 19 in 2024, 20 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: GG 85 Ludlow, LLC. Head officer: Justin Gorjian. Managing agent: Justin Gorjian. This owner has 9 buildings on record, 2 graded D or F. See the full portfolio.

Last HPD registration Jul 21, 2026, valid through Sep 1, 2027.

Tax lot and city IDs

BBL 1004090023, HPD building ID 24448. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Delancey St-Essex St (F), 2 min walk
• Delancey St-Essex St (M, J, Z), 2 min walk
• Grand St (B, D), 4 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.