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120 East 88 Street

Manhattan, NY 10128BBL 1-01516-0060Map

Owner of record: Immanuel Evangelical Lutheran Church

120 East 88 Street is a walk-up apartment building built in 1910 in Manhattan, 10128. It has 11 residential units across 5 floors. The owner of record is Immanuel Evangelical Lutheran Church. HPD has recorded 83 housing violations here, most recently on August 10, 2025. 24 of the 50 most recent violations are still open. City tax records listed 8 rent-stabilized apartments here in 2024.

HPD violations
83
DOB violations
6
ECB violations
2
HPD complaints
37

What to know

Concern
13 open Class C

Immediately hazardous issues among recent violations are still open.

Good
Last violation Aug 10, 2025

Date of the most recent HPD inspection that found a problem.

Good
No unpaid ECB fines

No balance due on recent ECB violations.

Rent stabilization

Rent-stabilized units in 2024
8
About 73% of the building's 11 apartments

Counts come from owners' rent-stabilization filings shown on NYC Department of Finance tax bills, as extracted by JustFix. They tell you a building has stabilized apartments, not which ones.

Stabilized units by tax-bill year

Think your apartment is stabilized? Request its rent history from HCR (free), then check your renewal with the renewal calculator.

Violations

Most recent first. Showing up to 50 per agency.

HPD housing violations · 83

  • C

    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 = 1; wg to replace = 0; wg to repair = 0; in the entire apartment located at apt 4f, 4th story, 1st apartment from west at north

    Aug 10, 2025 · Apt 4F

    Open — Nov sent out
  • A

    Post and maintain a proper sign on wall of entrance story showing the registration number assigned by the department and the address of the building. at public hall, 1st story

    Aug 10, 2025

    Open — Nov sent out
  • A

    Post a sign indicating hours of collection and method of collection of waste material where dumbwaiter service is not provided. at public hall, 1st story

    Aug 10, 2025

    Open — Nov sent out
  • A

    Post a proper notice of smoke detector requirements, in a form approved by the commissioner, at or near the mailbox missing, only the gas leak procedure and carbon monoxide sign was posted at the time of inspection at public hall, 1st story

    Aug 10, 2025

    Open — Nov sent out
  • A

    Post and maintain a proper notice on wall of the entrance story in english and spanish on the availability of the agencys housing information guide. a sample notice can be found at www.nyc.gov/hpd. at public hall, 1st story

    Aug 10, 2025

    Open — Nov sent out
  • B

    Properly repair the source and abate the evidence of a water leak at the ceiling and south wall in the bathroom located at apt 4f, 4th story, 1st apartment from west at north

    Aug 10, 2025 · Apt 4F

    Open — Nov sent out
  • B

    Repair the broken or defective plastered surfaces and paint in a uniform color at the ceiling and south wall in the bathroom located at apt 4f, 4th story, 1st apartment from west at north

    Aug 10, 2025 · Apt 4F

    Open — Nov sent out
  • C

    Properly repair or replace the broken or defective 1st lower sash's lower glass window pane from west at north in the 1st room from north at west located at apt 4f, 4th story, 1st apartment from west at north

    Aug 10, 2025 · Apt 4F

    Closed — Violation dismissed
  • B

    Properly repair the source and abate the evidence of a water leak at ceiling in the 2nd room from north located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation dismissed
  • B

    Repair the broken or defective plastered surfaces and paint in a uniform color at ceiling in the 2nd room from north located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation dismissed
Show 40 more ↓
  • B

    Properly repair the source and abate the evidence of a water leak at ceiling in the bathroom located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation dismissed
  • B

    Repair the broken or defective plastered surfaces and paint in a uniform color at ceiling and all walls in the bathroom located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation dismissed
  • C

    Replace or repair the self-closing doors that is missing or defective hinges in the entrance located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation closed
  • B

    Repair or replace the carbon monoxide detecting device(s). missing in the entire apartment located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Closed — Violation dismissed
  • B

    Properly repair with similar material the broken or defective fire retardant material at ceiling at fire passage way at

    Jul 10, 2025

    Closed — Violation dismissed
  • B

    Repair or replace the smoke detector missing in the entire apartment located at apt 4f, 4th story, 1st apartment from west at north

    Jul 10, 2025 · Apt 4F

    Open — Nov sent out
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) north wall, south wall in the 2nd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) south wall in the kitchen located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) east wall in the bathroom located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • C

    Remove device preventing door from being self-closing kickstand installed at vestibule door

    Apr 5, 2023

    Open — Nov certified late
  • A

    Paint with light colored paint to the satisfaction of this department at bulkhead ceiling

    Apr 5, 2023

    Closed — Violation dismissed
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) ceiling, south wall, east wall in the 3rd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • B

    Remove all encumbrances consisting of flower pots at 2nd story balcony at building front at fire escape

    Apr 5, 2023

    Closed — Violation dismissed
  • C

    Replace or repair the self-closing doors that is missing or defective fire door leading to east yard at public hall, 1st story

    Apr 5, 2023

    Closed — Violation closed
  • B

    Remove all encumbrances consisting of baby stroller at public hall, 4th story

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Remove all encumbrances consisting of cardboard boxes at public hall stairs, 5th story

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Replace with new the missing lower wire screen at skylight at bulkhead

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Properly repair with similar material the broken or defective fire retardant material at east wall at public hall stairs, 4th story

    Apr 5, 2023

    Closed — Violation dismissed
  • A

    Paint with light colored paint to the satisfaction of this department at east wall at public hall stairs, 4th story

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Properly repair with similar material the broken or defective fire retardant material at ceiling and south wall at bulkhead

    Apr 5, 2023

    Closed — Violation dismissed
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) ceiling in the 3rd room from north at east located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • A

    Paint with light colored paint to the satisfaction of this department at north wall at bulkhead

    Apr 5, 2023

    Closed — Violation dismissed
  • A

    Paint with light colored paint to the satisfaction of this department south wall at bulkhead

    Apr 5, 2023

    Closed — Violation dismissed
  • A

    Post and maintain a proper sign on wall of entrance story showing the registration number assigned by the department and the address of the building.

    Apr 5, 2023

    Closed — Violation dismissed
  • A

    Paint with light colored paint to the satisfaction of this department at east wall at public hall stairs, 4th story

    Apr 5, 2023

    Closed — Violation dismissed
  • A

    Paint with light colored paint to the satisfaction of this department at ceiling, south and north walls at bulkhead

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Remove all encumbrances consisting of house hold items at public hall, 5th story

    Apr 5, 2023

    Closed — Violation dismissed
  • B

    Repair the roof so that it will not leak at ceiling in the 3rd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Closed — Violation dismissed
  • B

    Repair the roof so that it will not leak at ceiling in the 3rd room from north at east located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Closed — Violation dismissed
  • C

    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 = 1; wg to replace = 0; wg to repair = 1; in the entire apartment located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Nov certified late
  • C

    Correct the lead-based paint hazard - presumed lead paint that is peeling or on a deteriorated subsurface using work practices set forth in 28 rcny §11-06(b)(2) north wall, south wall in the foyer located at apt 5r, 5th story, 1st apartment from east at south

    Apr 5, 2023 · Apt 5R

    Open — Invalid certification
  • A

    File annual bedbug report in accordance with hpd rule as described on the back of this notice of violation or as described on hpds website, www.nyc.gov\hpd, search bed bugs.

    Mar 15, 2023

    Closed — Violation dismissed
  • C

    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 = 1; wg to replace = 0; wg to repair = 0; in the entire apartment located at apt 5r, 5th story, 1st apartment from north at east

    Mar 23, 2022 · Apt 5R

    Open — Violation will be reinspected
  • C

    Correct the lead-based paint hazard - paint that tested positive for lead content and that is peeling or on a deteriorated subsurface - using work practices set forth in 28 rcny §11-06(b)(2) baseboard at east wall, west wall in the 2nd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Defect letter issued
  • C

    Correct the lead-based paint hazard - paint that tested positive for lead content and that is peeling or on a deteriorated subsurface - using work practices set forth in 28 rcny §11-06(b)(2) west wall in the 3rd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Defect letter issued
  • C

    Correct the lead-based paint hazard - paint that tested positive for lead content and that is peeling or on a deteriorated subsurface - using work practices set forth in 28 rcny §11-06(b)(2) chair rails at east wall in the 3rd room from north at east located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Defect letter issued
  • A

    Paint with light colored paint to the satisfaction of this department all peeling paint surfaces in the kitchen , the foyer , the bathroom located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Nov sent out
  • B

    Repair the broken or defective plastered surfaces and paint in a uniform color the north wall, south wall, ceiling in the 2nd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Nov sent out
  • B

    Repair the broken or defective plastered surfaces and paint in a uniform color the east wall, ceiling in the 3rd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Nov sent out
  • B

    Repair the roof so that it will not leak over ceiling in the 3rd room from north at west located at apt 5r, 5th story, 1st apartment from east at south

    Feb 16, 2022 · Apt 5R

    Open — Nov sent out

DOB building violations · 6

  • Low pressure boiler boiler required

    Violation issued for failure to file annual boiler 2016 inspection report

    Apr 6, 2018

    Dob violation - active
  • Low pressure boiler boiler required

    Violation issued for failure to file annual boiler 2014 inspection report

    Oct 1, 2015

    Dob violation - active
  • Low pressure boiler boiler required

    Violation issued for failure to file annual boiler 2011 inspection report

    Mar 1, 2013

    Dob violation - active
  • Low pressure boiler boiler required

    Violation issued for failure to file annual boiler 2010 inspection report

    Dec 13, 2011

    Dob violation - active
  • Boilers boiler required

    Ll6291-local law 62/91 - boilers boiler required

    Jan 3, 2008

    Dob violation - active
  • Boilers boiler required

    Ll6291-local law 62/91 - boilers boiler required

    Sep 1, 1994

    Dob violation - dismissed

ECB violations · 2

  • Class - 1

    Failure to maintain building in code compliant manner. noted : falling debris from facade at exp # 4 of red brick & mortar , on to school egress passage way ,from adjacent building . step / vertical ,cracks & m

    Mar 19, 2026 · Penalty $2,500

    Active
  • Class - 2

    As per hpd section of law; 27-2033. boiler access notice; signs not posted conspicuously in lobby of building- corrosion on hartford loop-no check valve on boiler feed piping to return line-flue pipe breeching

    Sep 27, 2022 · Penalty $312

    Active

Complaints

  • Unsanitary condition

    Mold

    Apr 16, 2026 · Apt 5R

    Close
  • Heat/hot water

    Entire building

    Feb 6, 2026 · Apt BLDG

    Close
  • Door/window

    Door

    Jan 29, 2026 · Apt 4F

    Open
  • Unsanitary condition

    Garbage/recycling storage

    Jul 7, 2025 · Apt 4F

    Close
  • Unsanitary condition

    Garbage/recycling storage

    Jul 7, 2025 · Apt 4F

    Close
  • General

    Janitor/super

    Jul 7, 2025 · Apt 4F

    Close
  • Outside building

    Gutter/leader

    Jul 7, 2025 · Apt 4F

    Close
  • Water leak

    Slow leak

    Jul 7, 2025 · Apt 4F

    Close
  • Water leak

    Damp spot

    Jul 7, 2025 · Apt 4F

    Close
  • Unsanitary condition

    Pests

    Feb 28, 2024 · Apt 4F

    Close
Show 27 more ↓
  • Unsanitary condition

    Pests

    Feb 28, 2024 · Apt 4F

    Close
  • Water leak

    Slow leak

    Aug 3, 2023 · Apt 5R

    Close
  • Water leak

    Damp spot

    Aug 3, 2023 · Apt 5R

    Close
  • Door/window

    Door

    May 24, 2022 · Apt BSMT

    Close
  • Water leak

    Slow leak

    Feb 14, 2022 · Apt 5R

    Close
  • Door/window

    Window frame

    Feb 14, 2022 · Apt 5R

    Close
  • Paint/plaster

    Ceiling

    Feb 14, 2022 · Apt 5R

    Close
  • Door/window

    Door frame

    Jun 21, 2021 · Apt BSMNT

    Close
  • Unsanitary condition

    Pests

    Jun 21, 2021 · Apt BSMNT

    Close
  • Door/window

    Door

    Jun 21, 2021 · Apt BSMNT

    Close
  • Plumbing

    Toilet

    May 5, 2021 · Apt BASEME

    Close
  • Paint/plaster

    Ceiling

    May 5, 2021 · Apt BASEME

    Close
  • Unsanitary condition

    Pests

    May 5, 2021 · Apt BASEME

    Close
  • Paint/plaster

    Ceiling

    May 5, 2021 · Apt BASEME

    Close
  • Electric

    Lighting

    May 5, 2021 · Apt BASEME

    Close
  • Electric

    No lighting

    May 5, 2021 · Apt BASEME

    Close
  • Door/window

    Door frame

    May 5, 2021 · Apt BASEME

    Close
  • Plumbing

    Toilet

    May 3, 2021 · Apt BASEME

    Close
  • Door/window

    Door frame

    May 3, 2021 · Apt BASEME

    Close
  • Paint/plaster

    Ceiling

    May 3, 2021 · Apt BASEME

    Close
  • Electric

    Lighting

    May 3, 2021 · Apt BASEME

    Close
  • Unsanitary condition

    Pests

    May 3, 2021 · Apt BASEME

    Close
  • General

    Janitor/super

    Feb 22, 2021 · Apt 4F

    Close
  • Heat/hot water

    Entire building

    Mar 15, 2017 · Apt 3R

    Close
  • Heat/hot water

    Entire building

    Jan 9, 2017 · Apt 1R

    Close
  • General

    Cooking gas

    Nov 7, 2015 · Apt 3F

    Close
  • Plumbing

    Water supply

    Sep 16, 2008 · Apt PVT

    Close

Sales history

No recorded sales in our data

Sales come from the NYC Department of Finance rolling sales file.

Building details

Building type
Walk-up apartment building (C4)
Year built
1910
Floors
5
Residential units
11
Building area
8,940 ft²
Lot area
2,517 ft²
Zoning
C1-8X
Community board
108
Council district
4
Block / lot
1516 / 60
Assessed value
$959,400
Landmark / historic district
No

HPD registration #113248, last renewed Jul 20, 2026.

Questions about 120 East 88 Street

Who owns 120 East 88 Street?

The owner of record in NYC Department of City Planning PLUTO data is Immanuel Evangelical Lutheran Church.

Does 120 East 88 Street have violations?

Yes. NYC HPD has recorded 83 housing violations at this property.

Is 120 East 88 Street rent stabilized?

NYC Department of Finance tax bills listed 8 rent-stabilized units here in 2024 (about 73% of its 11 apartments). To confirm a specific apartment, request its rent history from NYS Homes and Community Renewal.

When was 120 East 88 Street built?

City records list 1910 as the year it was built.

How many apartments are in 120 East 88 Street?

It has 11 residential units.

Source: NYC Open Data (DCP PLUTO, HPD, DOB, ECB/OATH, DOF). Records can lag the city's systems. Data refreshed weekly.