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
Immediately hazardous issues among recent violations are still open.
Date of the most recent HPD inspection that found a problem.
No balance due on recent ECB violations.
Rent stabilization
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.
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
- CImmediately hazardous
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 - ANon-hazardous
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 - ANon-hazardous
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 - ANon-hazardous
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 - ANon-hazardous
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 - BHazardous
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 - BHazardous
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 - CImmediately hazardous
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 - BHazardous
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 - BHazardous
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 ↓
- BHazardous
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 - BHazardous
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 - CImmediately hazardous
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 - BHazardous
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 - BHazardous
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 - BHazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
Remove device preventing door from being self-closing kickstand installed at vestibule door
Apr 5, 2023
Open — Nov certified late - ANon-hazardous
Paint with light colored paint to the satisfaction of this department at bulkhead ceiling
Apr 5, 2023
Closed — Violation dismissed - CImmediately hazardous
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 - BHazardous
Remove all encumbrances consisting of flower pots at 2nd story balcony at building front at fire escape
Apr 5, 2023
Closed — Violation dismissed - CImmediately hazardous
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 - BHazardous
Remove all encumbrances consisting of baby stroller at public hall, 4th story
Apr 5, 2023
Closed — Violation dismissed - BHazardous
Remove all encumbrances consisting of cardboard boxes at public hall stairs, 5th story
Apr 5, 2023
Closed — Violation dismissed - BHazardous
Replace with new the missing lower wire screen at skylight at bulkhead
Apr 5, 2023
Closed — Violation dismissed - BHazardous
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 - ANon-hazardous
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 - BHazardous
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 - CImmediately hazardous
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 - ANon-hazardous
Paint with light colored paint to the satisfaction of this department at north wall at bulkhead
Apr 5, 2023
Closed — Violation dismissed - ANon-hazardous
Paint with light colored paint to the satisfaction of this department south wall at bulkhead
Apr 5, 2023
Closed — Violation dismissed - ANon-hazardous
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 - ANon-hazardous
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 - ANon-hazardous
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 - BHazardous
Remove all encumbrances consisting of house hold items at public hall, 5th story
Apr 5, 2023
Closed — Violation dismissed - BHazardous
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 - BHazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - ANon-hazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - CImmediately hazardous
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 - ANon-hazardous
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 - BHazardous
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 - BHazardous
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 - BHazardous
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
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.