Upper West Side, Manhattan: building violations, landlords and rent stabilization

Upper West Side, Manhattan, has 3,435 graded residential buildings with 3 or more units, as of Oct 26, 2026. By grade: 1,621 A, 543 B, 573 C, 453 D and 245 F. The median building has 1.1 open HPD violations per 10 units, against 2 across Manhattan. 21,001 of its 129,692 residential units (16%) are rent-stabilized on the latest Department of Finance tax bills on file. The most common housing complaints to 311 in the last 12 months were heat and hot water (6,229), unsanitary condition (2,366), and plumbing (1,322).

Upper West Side by the numbers

3,996 residential buildings (129,692 units) on record. 38,060 open HPD violations (7,526 class C, immediately hazardous). 12,423 housing complaints to 311 in the last 12 months, 395 executed evictions in 3 years, 829 reported bedbug infestations in 3 years. 1,718 buildings have rent-stabilized units on their tax bills.

Worst five in Upper West Side

Most open HPD violations per 10 units. Graded rental buildings with 6 or more units; co-ops, condos and NYCHA are left out. Only buildings with an HPD violation issued in the last 24 months or a 311 housing complaint in the last 12 are listed.

  1. 68 West 85th Street: 190 open violations per 10 units (171 open, 9 units), grade F, owner: CJX ENTERPRISES LLC
  2. 700 Amsterdam Avenue: 179.3 open violations per 10 units (251 open, 14 units), grade F, owner: NINETY FOURTH STREET LLC
  3. 53 West 89th Street: 143 open violations per 10 units (143 open, 10 units), grade F, owner: Individual owner
  4. 114 West 71st Street: 130 open violations per 10 units (104 open, 8 units), grade F, owner: 114 WEST 71 ST LLC
  5. 698 Amsterdam Avenue: 129.2 open violations per 10 units (168 open, 13 units), grade F, owner: NINETY FOURTH STREET LLC

Best five in Upper West Side

Fewest open HPD violations per 10 units, then highest score and most units. The same rule as the worst five, recently active buildings only. Best buildings citywide.

  1. 80 Riverside Boulevard: 0 open violations per 10 units (0 open, 267 units), grade A
  2. 1 Columbus Circle: 0 open violations per 10 units (0 open, 225 units), grade A
  3. 401 Amsterdam Avenue: 0 open violations per 10 units (0 open, 75 units), grade A, owner: SEEKEN 79 REALTY LLC
  4. 676 Amsterdam Avenue: 0 open violations per 10 units (0 open, 67 units), grade A, owner: NEXT TO 92 EQUITIES OWNER LLC
  5. 235 West 63rd Street: 0 open violations per 10 units (0 open, 47 units), grade A, owner: 63 WEST REALTY CORP

Largest landlords in Upper West Side

By units in Upper West Side, among portfolios of 3 or more buildings and 50 or more units citywide. Names are as filed on HPD registrations. How totals are counted. Report an error.

  1. RICHARD F MASON (head officer on HPD registrations): 3,225 units in 7 buildings
  2. WAYNE NGAI (head officer on HPD registrations): 1,604 units in 8 buildings
  3. MORRIS SCHREIBER (head officer on HPD registrations): 1,317 units in 18 buildings
  4. PIERRE DOWNING (head officer on HPD registrations): 1,197 units in 1 building
  5. DONALD HASTINGS (head officer on HPD registrations): 1,075 units in 3 buildings

Nearby neighborhoods

Sources: NYC HPD housing maintenance code violations, HPD property registrations and housing litigation, 311 service requests, DOB violations, NYC Marshals evictions, and HPD bedbug filings from NYC Open Data, plus rent-stabilized unit counts from NYC Department of Finance tax bills. How grades work.