1088 Washington Avenue
1088 Washington Avenue in Morrisania, Bronx, has 13 open HPD violations, 2 of them class C, and 21 of 21 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (36/100).
Mixed residential & commercial · 21 units · Built 1918
StreetSpy grade: F (Severe, 36/100)
- 2 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 7 heat or hot water complaints to 311 in the last 12 months.
- The owner's bedbug filings report 1 infested unit over the last 3 years.
- 21 of 21 units are rent-stabilized.
- Repairs: Medium (13 open, 2 class C), records as of Oct 25, 2026
- Heat and hot water: 7 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Medium (1 infested unit, 3 yr), records as of Oct 27, 2026
- Safety: Medium (3 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: 2 class C (immediately hazardous), 10 class B, 1 class A. 36 issued in the last 12 months. 749 on record. Oldest open violation issued 2013-12-26. Newest violation issued 2026-07-30.
38 closed in the last 90 days. Median 175 days from issue to close for the 64 violations closed in the last 12 months.
- Class C: Mice, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 5C, 5th STORY (apt 5C), issued 2026-07-30. HPD violation 19113116
- Class C: Roaches, throughout the apartment, 5th floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5C, 5th STORY (apt 5C), issued 2026-07-30. HPD violation 19113121
- Class B: Damaged plaster or paint, 2nd window from the east, south wall, 2nd room from the east, 5th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE SPRING BALANCE AT UPPER AND LOWER WINDOW SASH AT 2ND WINDOW FROM EAST AT SOUTH WALL IN THE 2nd ROOM FROM EAST LOCATED AT APT 5C, 5th STORY (apt 5C), issued 2026-07-30. HPD violation 19113094
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 5th 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 MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 5C, 5th STORY (apt 5C), issued 2026-07-30. HPD violation 19113126
- Class B: Missing or broken smoke / CO detector, throughout the apartment, 5th 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 5C, 5th STORY (apt 5C), issued 2026-07-30. HPD violation 19113128
- Class B: PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE METAL SADDLE IN THE KITCHEN LOCATED AT APT 2A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2A), issued 2025-05-13. HPD violation 17887023
- Class B: Plumbing defect, bathroom, 5th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE BATHTUB REGLAZE WITH PORCELAIN FINISH IN THE BATHROOM LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5A), issued 2023-07-11. HPD violation 16094588
- Class B: , 2012 HMC & § 309 MDL: ABATE THE NUISANCE CONSISTING OF EXCESSIVE STORAGE OF MATERIAL .... IN THE ENTIRE APARTMENT LOCATED AT APT 4B, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 4B), issued 2018-05-14. HPD violation 12378342
311 housing complaints
21 in the last 12 months, 145 in 5 years. Most common: Heat/Hot Water (7), Unsanitary Condition (5), Paint/Plaster (3), Plumbing (3), Door/Window (2).
Bedbugs
The owner reported 1 infested unit in the last 3 years. HPD's bedbug filings are self-reported by the owner once a year; HPD does not inspect to confirm them.
- 2026: Owner reported 0 infested units
- 2025: Owner reported 0 infested units
- 2024: No bedbug filing on record for this year
- 2023: Owner reported 1 infested, 1 treated, 0 re-infested
- 2022: Owner reported 0 infested units
- 2021: Owner reported 0 infested units
Buildings department (DOB)
3 open DOB violations. 6 DOB violations on record. Check on DOB BIS.
Evictions and housing court
2 executed evictions in the last 3 years (5 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
21 of 21 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: 21 in 2024, 21 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 163RD STREET EQUITIES. Head officer: CRAIG LIVINGSTON. Managing agent: WAVECREST MGMT GROUP. This owner has 54 buildings on record, 36 graded D or F. See the full portfolio.
Last HPD registration Oct 22, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 2023710001, HPD building ID 119640. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 167 St (B, D), 13 min walk
- Prospect Av (2, 5), 14 min walk
- Intervale Av (2, 5), 15 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 13 open (2 class C, 10 class B, 1 class A) | −27 |
| 311 housing complaints (12 mo) | 21 | −20 |
| Bedbug reports (3 yr) | 1 infested unit | −8 |
| Executed evictions (3 yr) | 2 | −6 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 3 open DOB violations | −3 |
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.