90 Bedford Street

90 Bedford Street in West Village, Manhattan, has 6 open HPD violations, 2 of them class C, and 3 of 22 units are rent-stabilized, as of Oct 26, 2026. StreetSpy grade: C (74/100).

Mixed residential & commercial · 22 units · Built 1899

StreetSpy grade: C (Fair, 74/100)

• 2 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
• The owner's bedbug filings report no infested units in the last 3 years.
• 3 of 22 units are rent-stabilized; 10 on the 2007 tax bill.

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

• Repairs: Medium (6 open, 2 class C), records as of Oct 26, 2026
• Heat and hot water: 2 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)

6 open violations: 2 class C (immediately hazardous), 4 class B, 0 class A. 6 issued in the last 12 months. 30 on record. Oldest open violation issued 2024-10-15. Newest violation issued 2026-04-09.

0 closed in the last 90 days. Median 87 days from issue to close for the 3 violations closed in the last 12 months.

• Class C: Self-closing door not working. , 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 HINGES AT BULKHEAD , 6th STORY, issued 2025-09-22. HPD violation 18244837
• Class C: Missing window guards (hallway). HMC INSTALL THE MISSING OR REPAIR/REPLACE THE DEFECTIVE WINDOW GUARD(S) THROUGHOUT THE PUBLIC AREAS IN ACCORDANCE WITH THE SPECIFICATIONS OF THE NEW YORK CITY HEALTH CODE SECTION 24 RCNY CHAPTER 12., issued 2024-10-15. HPD violation 17320534
• Class B: Damaged plaster or paint, ceiling, kitchen, 4th floor. PROPERLY SECURE THE LOOSE LIGHT FIXTURE AT CEILING IN THE KITCHEN LOCATED AT APT 3D, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3D), issued 2026-04-09. HPD violation 18773101
• Class B: Damaged plaster or paint, kitchen, 4th floor. HMC: PROPERLY REPAIR OR REPLACE THE BROKEN OR DEFECTIVE INTERCOM SYSTEM AT BUILDING ENTRANCE TO WEST WALL IN THE KITCHEN LOCATED AT APT 3D, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3D), issued 2026-04-09. HPD violation 18773096
• Class B: Floor or stair defect, kitchen, 4th floor. PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE WOODEN FLOORING IN THE KITCHEN LOCATED AT APT 3D, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3D), issued 2026-04-09. HPD violation 18773098
• Class B: Electrical defect, west wall, 4th room from the north, 4th floor. , 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF EXPOSED WIRES AT WEST WALL IN THE 4th ROOM FROM NORTH AT WEST LOCATED AT APT 3D, 4th STORY, 2nd APARTMENT FROM NORTH AT EAST (apt 3D), issued 2026-04-09. HPD violation 18773099

311 housing complaints

4 in the last 12 months, 14 in 5 years. Most common: Heat/Hot Water (2), Door/Window (1), Plumbing (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: No bedbug filing on record for this year
• 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

3 of 22 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: 3 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: 90 Bedford Owner LLC. Head officer: Jeff Sutton. Managing agent: Arya Management LLC. See the full portfolio.

Last HPD registration Nov 20, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.

Tax lot and city IDs

BBL 1005880006, HPD building ID 6936. HPD Online, ACRIS, DOB BIS.

Nearest subway

• Christopher St-Stonewall (1), 3 min walk
• W 4 St-Wash Sq (B, D, F, M), 5 min walk
• Houston St (1), 6 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.