164 Mott Street

164 Mott Street in SoHo, Manhattan, has 18 open HPD violations, 4 of them class C, and 6 of 20 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: C (70/100).

Mixed residential & commercial · 20 units · Built 1900

StreetSpy grade: C (Fair, 70/100)

• 4 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The head officer on this registration is named on 2 buildings' registrations; 1 graded D or F.
• The owner's bedbug filings report no infested units in the last 3 years.
• 6 of 20 units are rent-stabilized; 9 on the 2007 tax bill.

More open violations per unit than 6 in 10 Manhattan buildings this size.

• Repairs: Medium (18 open, 4 class C), records as of Oct 25, 2026
• Heat and hot water: 1 complaint, 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)

18 open violations: 4 class C (immediately hazardous), 3 class B, 11 class A. 2 issued in the last 12 months. 48 on record. Oldest open violation issued 1991-04-02. Newest violation issued 2026-03-25.

0 closed in the last 90 days. Median 78 days from issue to close for the 1 violations closed in the last 12 months.

• Class C: No heat / heating defect (boiler room). D26-17.10 ADM CODE PROVIDE READY ACCESS TO BUILDING'S HEATING SYSTEM BOILER ROOM DOOR AT NORTH FIRE PASSAGEWAY LOCKED., issued 2008-06-05. HPD violation 2694396
• Class C: Damaged plaster or paint. D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AT 2ND ROOM FROM REAR 6 STY REAR EAST APT 5A ER1. LOCATED AT APT 5A (apt 5A), issued 2008-06-05. HPD violation 2694404
• Class C: Damaged plaster or paint. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING NORTHWEST ROOM 3 STY NORTHWEST APT 3D ER1. LOCATED AT APT 3D (apt 3D), issued 2008-06-05. HPD violation 2694412
• Class C: Damaged plaster or paint. D26-10.01 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AT FRONT NORTH ROOM 6TH STY NORTHWEST APT 5C ER1. , SECTION '' '' (apt 5C), issued 2008-06-05. HPD violation 2694401
• Class B: Fire escape defect, kitchen, 5th floor. , 2007 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM WINDOW TO FIRE ESCAPE OR PROVIDE APPROVED TYPE GATE ILLIGAL GATE AT FIRE ESCAPE AT KITCHEN IN THE ENTRANCE LOCATED AT APT 5A, 5th STORY, 1st APARTMENT FROM NORTH AT EAST (apt 5A), issued 2023-11-13. HPD violation 16376304
• Class B: Self-closing door not working (entrance). SECTION 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS ENTRANCE DOOR 3 STY NORTHEAST APT 2C. LOCATED AT APT 2C (apt 2C), issued 2008-06-05. HPD violation 2694414
• Class B: Door, lock or intercom defect (entrance). & 309 M/D LAW ABATE THE NUISANCE CONSISTING OF LOCKED FRONT ENTRANCE DOOR PREVENTING ACCESS TO BELLS TO APTS., issued 1991-04-02. HPD violation 2694416
• Class A: Required notice or sign missing (entrance). (B) HMC POST A PROPER NOTICE REGARDING RENT STABILIZATION LAW, IN A FORM APPROVED BY THE COMMISSIONER, IN A CONSPICUOUS LOCATION WITHIN THE COMMON AREA AT THE BUILDINGS ENTRANCE. FOR MORE INFORMATION ABOUT SIGNAGE REQUIREMENTS, PLEASE VISIT: HTTPS://WWW.NYC.GOV/SITE/HPD/SERVICES-AND-INFORMATION/REQUIRED-SIGNAGE.PAGE, issued 2026-03-25. HPD violation 18734390

311 housing complaints

1 in the last 12 months, 4 in 5 years. Most common: Heat/Hot Water (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. 4 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

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

Owner and management

Owner: HUNAN LLC. Head officer: MITCH GROSSMAN. Managing agent: MITCH GROSSMAN. This owner has 2 buildings on record, 1 graded D or F. See the full portfolio.

Last HPD registration Sep 25, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1004700007, HPD building ID 25656. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Bowery (J, Z), 2 min walk
• Grand St (B, D), 3 min walk
• Spring St (6), 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.