268 West 12th Street
268 West 12th Street in West Village, Manhattan, has 20 open HPD violations, 6 of them class C, and 2 of 18 units are rent-stabilized, as of Oct 25, 2026. StreetSpy grade: F (29/100).
Multi-family walk-up · 18 units · Built 1887
StreetSpy grade: F (Severe, 29/100)
- 6 immediately hazardous violations open (the class that covers no heat, pests, lead paint and similar).
- 5 open violations are classified rent-impairing under NY Multiple Dwelling Law section 302-a.
- 11 heat or hot water complaints to 311 in the last 12 months.
- 2 of 18 units are rent-stabilized; 6 on the 2007 tax bill.
- Repairs: High (20 open, 6 class C), records as of Oct 25, 2026
- Heat and hot water: 11 complaints, 12 mo, records as of Oct 25, 2026
- Pests: Clear (Owner reported none, 3 yr), records as of Oct 27, 2026
- Safety: High (13 open DOB violations), records as of Oct 23, 2026
- Registration: Renewal not yet in city data, records as of Oct 3, 2026
Housing code violations (HPD)
20 open violations: 6 class C (immediately hazardous), 14 class B, 0 class A. 42 issued in the last 12 months. 190 on record. Oldest open violation issued 2022-06-16. Newest violation issued 2026-09-03.
2 closed in the last 90 days. Median 94 days from issue to close for the 38 violations closed in the last 12 months.
5 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: Leak or water damage, ceiling. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AT PUBLIC HALL, 1st STORY, issued 2026-09-03. HPD violation 19184587
- Class C: Leak or water damage, ceiling. , 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING AT PUBLIC HALL, 3rd STORY, issued 2026-09-03. HPD violation 19184584
- Class C: Self-closing door not working (hallway). , 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 WEST FIREDOOR AT PUBLIC HALL, 1st STORY, issued 2025-04-18. HPD violation 17831708
- Class C: Self-closing door not working (hallway). , 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 SET AT FIRE DOOR LEADING TO CELLAR AT PUBLIC HALL, 1st STORY, issued 2025-04-17. HPD violation 17829506
- 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 SET AT BUILDING ENTRANCE DOOR, issued 2025-04-17. HPD violation 17829507
- Class C: Self-closing door not working (hallway). , 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 DOOR LEADING TO CELLAR AT PUBLIC HALL, 1st STORY, issued 2024-11-04. HPD violation 17395125
- Class B: Damaged plaster or paint, west wall. REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR AT WEST WALL AT PUBLIC HALL, 4th STORY, issued 2026-09-03. HPD violation 19184582
- Class B: Leak or water damage, ceiling, 3rd room from the north, 5th floor. REPAIR THE ROOF SO THAT IT WILL NOT LEAK AT CEILING IN THE 3rd ROOM FROM NORTH AT EAST LOCATED AT APT 5C, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH (apt 5C), issued 2026-09-03. HPD violation 19184577
311 housing complaints
33 in the last 12 months, 91 in 5 years. Most common: Heat/Hot Water (11), Water Leak (10), Unsanitary Condition (8), Paint/Plaster (3), Door/Window (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: Owner reported 0 infested units
- 2022: Owner reported 0 infested units
- 2021: No bedbug filing on record for this year
Buildings department (DOB)
13 open DOB violations, 1 of them Local Law violations issued before 2000. 14 DOB violations on record. Check on DOB BIS.
Evictions and housing court
1 executed evictions in the last 3 years (1 on record). 0 open HPD cases; 0 harassment findings.
Rent stabilization
2 of 18 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: 2 in 2024, 6 in 2007. Source: DOF tax bills for 2007 and 2024; years with no bill on file are left out.
Owner and management
Owner: 268 WEST 12 OWNERS CORP. Head officer: Michael A PISTILLI. Managing agent: PISTILLI MANAGEMENT LLC. See the full portfolio.
Last HPD registration Sep 12, 2025. Registration on file through Sep 1, 2026; renewal not yet in the city's data.
Tax lot and city IDs
BBL 1006150112, HPD building ID 805494. HPD Online, ACRIS, DOB BIS.
Nearest subway
- 14 St (1, 2, 3), 3 min walk
- 8 Av (L), 3 min walk
- 14 St (A, C, E), 5 min walk
How the grade is calculated
| Factor | On record | Points |
|---|---|---|
| Open HPD violations | 20 open (6 class C, 14 class B). 5 rent-impairing | −40 |
| 311 housing complaints (12 mo) | 33 | −20 |
| Bedbug reports (3 yr) | None reported | 0 |
| Executed evictions (3 yr) | 1 | −6 |
| Housing litigation | No open cases | 0 |
| Open DOB violations | 13 open DOB violations, 1 of them Local Law violations issued before 2000 | −5 |
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.