88 West 169th Street

88 West 169th Street in Highbridge, Bronx, has 150 open HPD violations, 22 of them class C, and 13 of 17 units are rent-stabilized, as of Oct 24, 2026. StreetSpy grade: F (35/100).

City program owner (HDFC) · Multi-family walk-up · 17 units · Built 1927

Held by a Housing Development Fund Corporation, a nonprofit owner under a city housing program. Its tenants live with the conditions on this record, so it is graded and ranked like any rental. How HDFCs are ranked

StreetSpy grade: F (Severe, 35/100)

• 22 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 6 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 4 heat or hot water complaints to 311 in the last 12 months.
• 13 of 17 units are rent-stabilized.

More open violations per unit than 9 in 10 Bronx buildings this size.

• Repairs: High (150 open, 22 class C), records as of Oct 24, 2026
• Heat and hot water: 4 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)

150 open violations: 22 class C (immediately hazardous), 109 class B, 18 class A, 1 class I (HPD orders such as lead paint or heat orders, not a hazard class). 59 issued in the last 12 months. 346 on record. Oldest open violation issued 2019-03-13. Newest violation issued 2026-10-01.

6 closed in the last 90 days. Median 120 days from issue to close for the 17 violations closed in the last 12 months.

6 open violations are 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 (entrance). , 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 AT BUILDING ENTRANCE DOOR , 1st STORY, issued 2026-08-03. HPD violation 19116134
• Class C: Damaged plaster or paint, ceiling, bathroom, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE BATHROOM LOCATED AT APT 2C, 2nd STORY, 1st APARTMENT FROM WEST AT NORTH (apt 2C), issued 2026-06-02. HPD violation 18967359
• Class C: Floor or stair defect, 4th room from the north, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOOD SUB FLOOR UNDER VINYL TILES IN THE 4th ROOM FROM NORTH AT EAST LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2B), issued 2026-03-31. HPD violation 18749140
• Class C: Floor or stair defect, kitchen, 2nd floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CERAMIC FLOOR TILES IN THE KITCHEN LOCATED AT APT 2B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST (apt 2B), issued 2026-03-31. HPD violation 18749135
• Class C: Floor or stair defect, 2nd room from the east, 3rd floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE WOOD FLOOR IN THE 2nd ROOM FROM EAST LOCATED AT APT 3A, 3rd STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 3A), issued 2026-03-12. HPD violation 18699544
• Class C: Broken window or sash (hallway). HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE GLASS AT VESTIBULE DOOR AT PUBLIC HALL, 1st STORY, issued 2026-03-11. HPD violation 18697862
• Class C: No heat / heating defect (hallway). POST NOTICE, IN FORM APPROVED BY THE DEPARTMENT, STATING THE NAME AND LOCATION OF THE PERSON DESIGNATED BY THE OWNER TO HAVE KEY TO BUILDINGS HEATING SYSTEM DEFECTIVE AT PUBLIC HALL, 1st STORY, issued 2026-02-17. HPD violation 18641910
• Class C: No heat / heating defect. PROVIDE READY ACCESS TO BUILDINGS HEATING SYSTEM .. , 1st STORY, issued 2025-09-10. HPD violation 18221646

311 housing complaints

29 in the last 12 months, 55 in 5 years. Most common: Unsanitary Condition (10), Paint/Plaster (7), Water Leak (6), Heat/Hot Water (4), Plumbing (2).

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: Owner reported 0 infested units
• 2022: Owner reported 0 infested units
• 2021: Owner reported 0 infested units

Buildings department (DOB)

No open DOB violations. 3 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

13 of 17 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: 13 in 2024, 13 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: Promesa HDFC. Head officer: Madelyn Lugo. Managing agent: Promesa HDFC. This owner has 54 buildings on record, 45 graded D or F. See the full portfolio.

Last HPD registration Aug 28, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 2025170030, HPD building ID 120990. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 167 St (4), 5 min walk
• 170 St (4), 6 min walk
• 167 St (B, D), 9 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.