3815 Putnam Avenue West

3815 Putnam Avenue West in Kingsbridge, Bronx, has 27 open HPD violations, 5 of them class C, and 90 of 90 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (66/100).

City program owner (HDFC) · Mixed residential & commercial · 90 units · Built 2000

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: C (Fair, 66/100)

• 5 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• 3 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
• 21 heat or hot water complaints to 311 in the last 12 months.
• 90 of 90 units are rent-stabilized; 89 on the 2007 tax bill.

Fewer open violations per unit than 5 in 10 Bronx buildings this size.

• Repairs: Medium (27 open, 5 class C), records as of Oct 26, 2026
• Heat and hot water: 21 complaints, 12 mo, records as of Oct 25, 2026
• Pests: Clear (Owner reported none, 3 yr), records as of Oct 28, 2026
• Safety: Clear (No open DOB violations), records as of Oct 26, 2026
• Registration: Renewal not yet in city data, records as of Oct 3, 2026

How the grade works

Housing code violations (HPD)

27 open violations: 5 class C (immediately hazardous), 18 class B, 4 class A. 8 issued in the last 12 months. 100 on record. Oldest open violation issued 2003-08-26. Newest violation issued 2026-04-06.

0 closed in the last 90 days. Median 118 days from issue to close for the 8 violations closed in the last 12 months.

3 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: Roaches, throughout the apartment, 3rd floor. HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 3G, 3rd STORY, 5th APARTMENT FROM SOUTH AT WEST , SECTION ''CENTER'' (apt 3G), issued 2025-11-12. HPD violation 18361309
• Class C: Damaged plaster or paint, ceiling, bathroom, 6th floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING APPROX 10 SQ FT IN THE BATHROOM LOCATED AT APT 6E, 6th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 6E), issued 2023-09-12. HPD violation 16216025
• Class C: Missing window guards, throughout the apartment, 2nd floor. HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12. WG TO INSTALL = 4, WG TO REPLACE = 0, WG TO REPAIR = 0 IN THE ENTIRE APARTMENT LOCATED AT APT 2K, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2K), issued 2023-08-23. HPD violation 16179683
• Class C: Door, lock or intercom defect, 2nd floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE LOCK AND ASSEMBLY IN THE ENTRANCE LOCATED AT APT 2K, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST (apt 2K), issued 2023-08-23. HPD violation 16179681
• Class C: Self-closing door not working, 3rd floor. , 2007, 204.1 HMC CODE: ARRANGE AND MAKE SELF-CLOSING THE DOORS ... IN THE ENTRANCE LOCATED AT APT 3I, 3rd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION AT SOUTH (apt 3I), issued 2021-11-15. HPD violation 14670535
• Class B: Leak or water damage, ceiling, 1st room from the north, 2nd floor. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 2D, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''NORTH'' (apt 2D), issued 2024-01-09. HPD violation 16577569
• Class B: Damaged plaster or paint, ceiling, 1st room from the north, 2nd floor. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT CEILING IN THE 1st ROOM FROM NORTH LOCATED AT APT 2D, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''NORTH'' (apt 2D), issued 2024-01-09. HPD violation 16577568
• Class B: 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 2D, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST , SECTION ''NORTH'' (apt 2D), issued 2024-01-09. HPD violation 16577571

311 housing complaints

25 in the last 12 months, 185 in 5 years. Most common: Heat/Hot Water (21), Water Leak (2), Door/Window (1), Unsanitary Condition (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: No bedbug filing on record for this year
• 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

1 executed evictions in the last 3 years (2 on record). 0 open HPD cases; 0 harassment findings.

Rent stabilization

90 of 90 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: 90 in 2024, 89 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.

Owner and management

Owner: PUTNAM HOUS DEV FD. Head officer: STEVE ZERVOUDIS. Managing agent: LANGSAM PROP. SER. CORP.. This owner has 8 buildings on record, 6 graded D or F. See the full portfolio.

Last HPD registration Oct 11, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 2032710125, HPD building ID 831979. HPD Online, ACRIS, DOB BIS.

Nearest subway

• 238 St (1), 2 min walk
• Van Cortlandt Park-242 St (1), 6 min walk
• 231 St (1), 11 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.