104 Forsyth Street

104 Forsyth Street in Lower East Side, Manhattan, has 10 open HPD violations, 3 of them class C, and 5 of 20 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (69/100).

Mixed residential & commercial · 20 units · Built 1900

StreetSpy grade: C (Fair, 69/100)

• 3 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 6 buildings' registrations; 3 graded D or F.
• 5 of 20 units are rent-stabilized; 14 on the 2007 tax bill.

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

• Repairs: Medium (10 open, 3 class C), records as of Oct 25, 2026
• Heat and hot water: No 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)

10 open violations: 3 class C (immediately hazardous), 3 class B, 4 class A. 4 issued in the last 12 months. 61 on record. Oldest open violation issued 2018-10-22. Newest violation issued 2026-08-11.

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: Rats (hallway). 567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT RATS AT BASEMENT, issued 2026-07-27. HPD violation 19091903
• Class C: Self-closing door not working, 3rd floor. , 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 9, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 9), issued 2019-07-08. HPD violation 13156568
• Class C: No heat / heating defect, throughout the apartment, 2nd floor. , 2032 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FROM AN APPROVED CENTRAL HEATING SYSTEM, OR AN APPROVED SYSTEM OF GAS OR ELECTRICAL HEATING IN GOOD OPERATING CONDITION FOR THE DWELLING UNIT IN THE ENTIRE APARTMENT LOCATED AT APT 7, 2nd STORY, 2nd APARTMENT FROM WEST AT NORTH (apt 7), issued 2018-10-29. HPD violation 12713398
• Class B: Fire escape defect, 3rd window from the south. , 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES CONSISTING OF AC UNIT PROTRUDING MORE THAN 6 INCHES AT 3RD WINDOW FROM SOUTH, 2ND STORY, AT EAST EXTERIOR WALL FIRE ESCAPE AT FIRE ESCAPE, issued 2026-08-11. HPD violation 19107399
• Class B: Damaged plaster or paint, ceiling. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL AT CEILING AT BASEMENT, issued 2026-07-27. HPD violation 19091901
• Class B: Self-closing door not working, 3rd floor. , 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS .. IN THE ENTRANCE LOCATED AT APT 11, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 11), issued 2018-10-22. HPD violation 12680693
• Class A: Mold (basement). HMC: TRACE AND REPAIR THE SOURCE AND ABATE THE VISIBLE MOLD CONDITION... GREATER THAN 10 SQUARE FEET A CEILING AT BASEMENT, issued 2026-07-27. HPD violation 19091902
• Class A: No heat / heating defect, ceiling, 2nd room from the east, 3rd floor. PROPERLY SECURE THE LOOSE ESCUTCHEON PLATE AT CEILING AROUND HEAT RISER IN THE 2nd ROOM FROM EAST LOCATED AT APT 9, 3rd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 9), issued 2019-07-08. HPD violation 13156554

311 housing complaints

4 in the last 12 months, 5 in 5 years. Most common: Unsanitary Condition (3), 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: Owner reported 0 infested units
• 2025: No bedbug filing on record for this year
• 2024: Owner reported 0 infested units
• 2023: No bedbug filing on record for this year
• 2022: Owner reported 0 infested units
• 2021: No bedbug filing on record for this year

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 (1 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

5 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: 5 in 2024, 14 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: FORSYTH OWNER LLC. Head officer: HARLEY FRIEDMAN. Managing agent: HARLEY FRIEDMAN. This owner has 6 buildings on record, 3 graded D or F. See the full portfolio.

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

Tax lot and city IDs

BBL 1004180034, HPD building ID 21604. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Grand St (B, D), 1 min walk
• Bowery (J, Z), 3 min walk
• Delancey St-Essex St (F), 5 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.