Building report

28 West 88 Street · Manhattan · BBL 1012010045 · generated 2026-10-20 · FREE Print / save PDF

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Where the penalty points come from

Open with the city right now

No current HPD flags in the latest weekly snapshot: no open violations, no pending litigation, no active vacate orders, and not in the Alternative Enforcement Program.

Patterns

18 heat or hot-water complaints in the last three years (winter 2024–25: 18).

No bedbug-infested units reported in the last three years of filings.

What 311 hears from this address

17 service requests in the last three years. Most common: HEAT/HOT WATER (9) · Unsanitary Animal Pvt Property (2) · Noise (2) · Unsanitary Pigeon Condition (1) · PLUMBING (1) · DOOR/WINDOW (1).

Filed construction activity

$40,000 in permitted construction work filed since 2016 (2 filings with a declared cost) — a rough measure of how actively the owner maintains the building. Permit costs cover filed construction work only — they do not capture routine maintenance or repairs done without a permit.

Rent-stabilization signals

2 of 3 signals present. This is the classic profile of a rent-stabilized building (pre-1974, 6+ units) — many units in such buildings remain stabilized. The definitive answer for any unit: request its rent history from NYS Homes & Community Renewal (free, at hcr.ny.gov).

Registered with HPD — the names behind the building

as filed by the owner in the building's HPD registration

What the city thinks it's worth

The city's market estimate has fallen 23% between tax years 2025 and 2027.

Building systems

Flood exposure

Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).

Not in a hurricane evacuation zone.

Not in the city's stormwater (cloudburst) flood maps under any modeled scenario.

No street-flooding or sewer-backup complaints on record at this address.

Sources: FEMA flood maps (coastal), NYC DEP Stormwater Flood Maps (cloudburst), NYC hurricane evacuation zones, and 311 records for this address.

Getting around

Distances are straight-line, not walking routes. Transit locations from the MTA and Citi Bike, bike facilities from NYC DOT, school zones from the DOE's 2024–25 maps.

Report a problem to 311

28 West 88 Street Copy address

17 311 service requests from this address in the last three years — 9 of them about heat or hot water.

311 will ask for the address, the apartment if the problem is inside, and what's wrong. Contact details are optional for most complaints; food-poisoning reports can be anonymous. Complaints appear in the city's public 311 data, usually within a day or two, and then in the Live from 311 box on this page.

The landlord's report card

Managed by SMICON REALTY MANAGEMENT, LLC — 31 buildings, 444 units. Grades across the portfolio: A19 · B7 · C2 · D2. See the whole portfolio

Sales, deeds & mortgages

Most recent mortgage recorded against this lot: $2,025,000 on 2020-01-29 (lender: Bnb Bank), covering 2 lots — the amount covers all of them. Face amount at recording — it may have since been paid down, refinanced or satisfied. View the recorded document.

Ten-year activity

Show as table

Year	Construction	Enforcement	Housing & tenants	Ownership & money	Health & systems	Total
2017	4	3	0	0	2	9
2018	0	1	2	1	1	5
2019	0	1	4	0	2	7
2020	0	1	7	7	1	16
2021	0	0	4	0	1	5
2022	0	0	3	0	4	7
2023	0	0	1	0	3	4
2024	0	0	20	0	8	28
2025	0	0	8	1	4	13
2026	0	0	4	2	1	7

The last 12 months — 11 records

The full timeline

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