78 Rivington Street

78 Rivington Street in Lower East Side, Manhattan, has 9 open HPD violations, 6 of them class C, and 6 of 20 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: D (54/100).

Mixed residential & commercial · 20 units · Built 1920

StreetSpy grade: D (Poor, 54/100)

• 6 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.
• 6 heat or hot water complaints to 311 in the last 12 months.
• 6 of 20 units are rent-stabilized; 10 on the 2007 tax bill.

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

• Repairs: High (9 open, 6 class C), records as of Oct 25, 2026
• Heat and hot water: 6 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

How the grade works

Housing code violations (HPD)

9 open violations: 6 class C (immediately hazardous), 3 class B, 0 class A. 1 issued in the last 12 months. 156 on record. Oldest open violation issued 2019-01-11. Newest violation issued 2026-09-28.

5 closed in the last 90 days. Median 1,167 days from issue to close for the 7 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: Fire escape defect, 1st room from the north, 2nd floor. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF AIR CONDITIONER UNIT AT FIRE ESCAPE WINDOW. IN THE 1st ROOM FROM NORTH AT WEST LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2C), issued 2023-07-24. HPD violation 16109217
• Class C: Self-closing door not working, 2nd 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 ... IN THE ENTRANCE LOCATED AT APT 2A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2A), issued 2023-06-20. HPD violation 16047714
• Class C: No hot water, throughout the apartment, 2nd floor. PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2C), issued 2023-06-20. HPD violation 16047715
• Class C: Mice, throughout the apartment, 2nd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 2A, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2A), issued 2023-06-02. HPD violation 16012630
• Class C: Fire escape defect. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF AIR CONDITIONER UNIT INSTALLED AT WINDOW 4TH STORY BALCONY OBSTRUCTING THE EGRESS AT FIRE ESCAPE WEST STACK, issued 2020-04-10. HPD violation 13634910
• Class C: Fire escape defect. & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF AIR CONDITIONER UNIT INSTALLED AT WINDOW 6TH STORY BALCONY OBSTRUCTING THE EGRESS AT FIRE ESCAPE WEST STACK, issued 2020-04-10. HPD violation 13634908
• Class B: Mold, ceiling, bathroom, 6th floor. HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... AT CEILING APPROX.15 SQ FT IN THE 1st BATHROOM FROM EAST LOCATED AT APT 6C, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST (apt 6C), issued 2020-07-31. HPD violation 13689164
• Class B: Door, lock or intercom defect, 6th floor. REPLACE WITH NEW THE BROKEN OR DEFECTIVE MARBLE DOOR SADDLE IN THE ENTRANCE LOCATED AT APT 6D, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 6D), issued 2019-01-11. HPD violation 12845751

311 housing complaints

7 in the last 12 months, 72 in 5 years. Most common: Heat/Hot Water (6), 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: 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. 1 DOB violation 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

6 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: 6 in 2024, 10 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: BLAKE-RIV REALTY, LLC. Head officer: BARRY MANDEL. Managing agent: BROWNSTONE PROFESSIONAL SERVICES CORP. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Aug 27, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1004160069, HPD building ID 27484. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Delancey St-Essex St (F), 3 min walk
• Delancey St-Essex St (M, J, Z), 4 min walk
• 2 Av (F), 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 2026-10-28.