81 West 118 Street · Manhattan · BBL 1017170006
· generated 2026-10-20 · FREE
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This building is not graded (non-residential or no residential units
on record) — the report below covers its full public record.
Open with the city right now
Open HPD violations
1 total — 1 class C (immediately hazardous), 0 class B, 0 class A. Oldest open since 1976-12-06.
status snapshot refreshed weekly from HPD records
Patterns
2 heat or hot-water complaints in the last three years (winter 2025–26: 2).
No bedbug-infested units reported in the last three years of filings.
What 311 hears from this address
12 service requests in the last three years. Most common: Noise (8) · PLUMBING (2) · Dirty Condition (1) · HEAT/HOT WATER (1).
Filed construction activity
$3,377,775 in permitted construction work filed since
2016 (15 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.
Registered with HPD — the names behind the building
Registered owner(s)
81 Garden LLC- Management
Head officer
Cheryl Loner
Managing agent
THE GARDEN GROUP MANAGEMENT INC.
Last registered
2025-08-21
as filed by the owner in the building's HPD registration
What the city thinks it's worth
Tax year
City market value
Assessed value
2025
$187,000
$84,150
2026
$190,000
$85,500
2027
$195,000
$87,750
The city's market estimate has risen
4% between tax years 2025 and 2027.
Flood exposure
Not in the FEMA 1%-annual-chance floodplain (2015 preliminary maps).
Hurricane evacuation zone 5 of 6 — zone 1 evacuates first.
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
Subway
116 St — 2 3 · 600 ft straight-line (about a 3-minute walk) · station accessibility: none
Bus
Nearest boarding stop: Malcolm X Blvd / W 119 St — M7 M102 · 250 ft
Citi Bike
Lenox Ave & W 117 St · 400 ft · station location as of 2026-09-23; live availability
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.
12 311 service requests from this address in the last three years.
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.
Most recent mortgage recorded against this lot: $730,000 on
2023-01-23 (lender: Spencer Savings Bank, Sla). Face amount at recording — it may have since been paid
down, refinanced or satisfied. View the recorded
document.
Date
Record
Amount
Per res. unit
2023-01-23
Mortgage $730,000 — from 81 GARDEN LLC to SPENCER SAVINGS BANK, SLA
$730,000
2023-01-23
Agreement $4,230,000 — from 81 GARDEN LLC to SPENCER SAVINGS BANK, SLA
$4,230,000
2023-01-23
AL&R $4,230,000 — from 81 GARDEN LLC to SPENCER SAVINGS BANK, SLA
$4,230,000
2021-11-30
Mortgage $1,300,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC
$1,300,000
2021-11-30
AL&R $2,200,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC
$2,200,000
2021-11-30
Agreement $2,200,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC
$2,200,000
2021-11-30
Agreement $600,000 — from JORAMEL LLC to 81 GARDEN LLC
$600,000
2021-11-30
AL&R $1,300,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC
$1,300,000
2020-09-30
Mortgage $1,400,000 — from 81 GARDEN LLC to JORAMEL LLC
$1,400,000
2020-09-30
Mortgage $1,600,000 — from 81 GARDEN LLC to JORAMEL LLC
$1,600,000
2020-09-30
AL&R $3,000,000 — from 81 GARDEN LLC to JORAMEL LLC
$3,000,000
2020-09-09
Deed $1,999,900 — from HOMESIDE DEVELOPMENT CORP. to 81 GARDEN LLC
$1,999,900
2020-08-17
Sold for $1,999,900
$1,999,900
$1,999,900
2018-05-10
Deed $1,000,000 — from GOOD NEWS EVANGELICAL CHURCH; BOARD OF TRUSTEES to HOMESIDE DEVELOPMENT CORP.
$1,000,000
2018-04-27
Sold for $1,000,000
$1,000,000
$1,000,000
Ten-year activity
100500
2017
2018
2019
2020
2021
71
2022
2023
2024
2025
2026
ConstructionEnforcementHousing & tenantsOwnership & moneyHealth & systems
Show as table
Year
Construction
Enforcement
Housing & tenants
Ownership & money
Health & systems
Total
2017
0
1
1
0
1
3
2018
1
0
1
2
1
5
2019
0
0
2
1
3
6
2020
12
1
1
8
7
29
2021
24
12
7
9
7
59
2022
10
9
42
2
8
71
2023
3
1
5
7
3
19
2024
0
1
7
0
3
11
2025
0
0
1
0
5
6
2026
0
0
9
0
1
10
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2022-04-10311: Noise — Noise: Construction Before/After Hours (NM1)
2022-04-10DOB complaint, category ?
2022-04-04Job filed: INSTALLATION OF SUPPORTED SCAFFOLDING IN ACCORDANCE WITH NYCC 2014 CHAPTER 33 BUILDING CODE. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2022-04-03311: Noise — Noise: Construction Equipment (NC1)
2022-04-01Rodent inspection: Passed
2022-03-22Bedbug filing: 0 infested units
2022-03-21311: Rodent — Signs of Rodents
2022-03-15311: Noise — Noise: Construction Before/After Hours (NM1)
2022-03-15311: Noise — Noise: Construction Before/After Hours (NM1)
2022-03-15311: Emergency Response Team (ERT) — After Hours Work - Illegal
2022-03-15DOB complaint, category ?
2022-03-09311: Emergency Response Team (ERT) — After Hours Work - Illegal
2022-03-09311: Noise — Noise: Construction Before/After Hours (NM1)
2022-03-09DOB complaint, category ?
2022-03-01311: Noise — Noise: Construction Before/After Hours (NM1)
2022-02-25DOB complaint, category ?
2022-02-24ECB CLASS - 2 violation: WORK DOES NOT CONFORM TO APPROVED CONSTRUCTION DOCUMENT &/OR APPROVED AMENDMENTS-NO ROOF PROTECTION OF ADJOINING PROPERTY. NOTED:
2022-02-24ECB CLASS - 2 violation: FAILURE TO MAINTAIN DISPLAY ONSITE DOCUMENTS REQUIRED BY BC CHAPTER 33-NO SIDEWALK SHED PLANS,DAILY INSPECTION ,6 MONTH LETTER,PRE
2022-02-23311: Emergency Response Team (ERT) — After Hours Work - Illegal
2022-02-23311: Noise — Noise: Construction Before/After Hours (NM1)
2022-02-23DOB complaint, category ?
2022-02-16HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2022-02-15Job filed: INSTALLATION OF SIDEWALK SHED IN ACCORDANCE WITH NYCC 2014 CHAPTER 33 BUILDING CODE. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2022-02-07Permit Supported Scaffold — Signed-off
2022-02-04Mortgage assigned — from BROADVIEW CAPITAL LLC to TOORAK CAPITAL PARTNERS, LLC
2022-02-04Mortgage assigned — from BROADVIEW CAPITAL LLC to TOORAK CAPITAL PARTNERS, LLC
2022-02-04311: Noise — Noise: Construction Before/After Hours (NM1)
2022-02-04Job filed: INSTALLATION OF SUPPORTED SCAFFOLDING IN ACCORDANCE WITH NYCC 2014 CHAPTER 33 BUILDING CODE. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2022-01-26Permit Sidewalk Shed — Signed-off
2022-01-26Job filed: INSTALLATION OF SIDEWALK SHED IN ACCORDANCE WITH NYCC 2014 CHAPTER 33 BUILDING CODE. NO CHANGE IN EGRESS, USE, OR OCCUPANCY.$1,000
2022-01-04Rodent inspection: Failed for Rat Activity
2021
2021-12-30311: Emergency Response Team (ERT) — After Hours Work - Illegal
2021-12-30DOB complaint, category ?
2021-12-29311: Noise — Noise: Construction Before/After Hours (NM1)
2021-12-22Permit AL — ISSUED
2021-12-22Permit FO — ISSUED
2021-12-22Permit FO — ISSUED
2021-12-20Rodent inspection: Failed for Rat Activity
2021-12-17Rodent inspection: Failed for Rat Activity
2021-12-09311: Rodent — Rat Sighting
2021-11-30TL&R — from JORAMEL LLC to 81 GARDEN LLC
2021-11-30Mortgage assigned — from JORAMEL LLC to BROADVIEW CAPITAL LLC, ISAOA, ATIMA
2021-11-30Mortgage $1,300,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC$1,300,000
2021-11-30AL&R $2,200,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC$2,200,000
2021-11-30Agreement $2,200,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC$2,200,000
2021-11-30Mortgage assigned — from JORAMEL LLC to BROADVIEW CAPITAL LLC, ISAOA, ATIMA
2021-11-30DTL — from THE BANK OF NEW YORK MELLON
2021-11-30Agreement $600,000 — from JORAMEL LLC to 81 GARDEN LLC$600,000
2021-11-30AL&R $1,300,000 — from 81 GARDEN LLC to BROADVIEW CAPITAL LLC$1,300,000
2021-08-11Rodent inspection: Failed for Rat Activity
2021-07-12Permit Construction Fence — Signed-off
2021-07-12Permit Structural — Signed-off
2021-07-12Permit Mechanical Systems — Signed-off
2021-07-07DOB complaint, category ?
2021-07-02DOB complaint, category ?
2021-06-29Rodent inspection: Failed for Rat Activity
2021-06-29Rodent inspection: Failed for Rat Activity and Other Reason
2021-06-23Job filed: STRUCTURAL APPLICATION FILED IN CONJUNCTION TO ALT 1 JOB #121207130.$2,500
2021-06-21Permit Structural — Signed-off
2021-06-19311: Rodent — Rat Sighting
2021-06-16FDNY inspection (ALT)
2021-06-01Permit Construction Fence — Signed-off
2021-05-25ECB CLASS - 2 violation: PROJECT INFORMATION PANEL NOT PROVIDED OR NOT IN COMPLIANCE W/SECTION.AT TIME OF INSPECTION PREMISES UNDER ALT1#121207130 W/AN ACT
2021-05-25ECB CLASS - 2 violation: FAILURE TO POST NO SMOKING SIGNS AT CONSTRUCTION/DEMOLITION SITES PER FIRE CODE. AT TIME OF INSPECTION PREMISES UNDER ALT1#1212071
2021-05-25ECB CLASS - 2 violation: FAILURE TO POST OR PROPERTY POST PERMIT FOR AT PREMISES. AT TIME OF INSPECTION OBSERVED PERMITS POSTED ON EXP#1 CONSTRUCTION FENCE
2021-05-25ECB CLASS - 2 violation: FAILURE OF PERMIT HOLDER TO PROVIDE INSPECTION ACCESS TO &/OR EXPOSE ONGOING CONSTRUCTION OR WORK ON AN ACTIVE & PERMITTED WORKSIT$1,250
2021-05-25DOB complaint, category ?
2021-05-06FDNY inspection (ALT)
2021-04-26Permit FO — ISSUED
2021-04-26Permit AL — ISSUED
2021-04-26Permit FO — ISSUED
2021-04-14FDNY inspection (STRUC_INT_6)
2021-04-14FDNY inspection (STRUC_INT_3)
2021-04-06Permit Mechanical Systems — Signed-off
2021-04-02HPD class A: (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD
2021-04-02HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2021-03-08Permit AL — ISSUED
2021-03-08Permit FO — ISSUED
2021-03-08Permit FO — ISSUED
2021-01-27Rodent inspection: Failed for Rat Activity and Other Reason
2020
2020-12-24Permit Construction Fence — Signed-off
2020-12-23Rodent inspection: Failed for Rat Activity
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-11-20Asbestos abatement: Removal — HAU Restorations Corp
2020-10-14Job filed: STRUCTURAL APPLICATION FILED IN CONJUNCTION TO ALT 1 JOB #121207130.$2,500
2020-09-30Mortgage $1,400,000 — from 81 GARDEN LLC to JORAMEL LLC$1,400,000
2020-09-30Mortgage $1,600,000 — from 81 GARDEN LLC to JORAMEL LLC$1,600,000
2020-09-30AL&R $3,000,000 — from 81 GARDEN LLC to JORAMEL LLC$3,000,000
2020-09-09Deed $1,999,900 — from HOMESIDE DEVELOPMENT CORP. to 81 GARDEN LLC$1,999,900
2020-08-31ZONE — from 81 GARDEN LLC
2020-08-31CERT — from SUCCESSFUL ABSTRACT LLC
2020-08-17Sold for $1,999,900$1,999,900
2020-08-05311: General Construction/Plumbing — Building - Vacant, Open And Unguarded
2020-08-05DOB complaint, category ?
2020-06-24Job filed: SUBSEQUENT FOUNDATION APPLICATION FILED HEREWITH.
2020-06-24Job filed: SUBSEQUENT FOUNDATION APPLICATION FILED HEREWITH.
2020-06-15CERT — from SUCCESSFUL ABSTRACT LLC
2020-05-19Job filed: SPRINKLER APPLICATION FILED IN CONJUNCTION TO ALT 1 JOB #121207130$2,500
2020-05-18Job filed: Installation of Construction Fence in conjunction with Alt 1 job # 121207130. 20' total linear feet.$2,500
2020-05-18Job filed: MECHANICAL APPLICATION FILED IN CONJUNCTION TO ALT 1 JOB #121207130.$2,500
2020-05-18Job filed: PLUMBING APPLICATION FILED IN CONJUNCTION TO ALT 1 JOB # 121207130$2,500
2020-03-12Job filed: BPP APPLICATION FILED HEREWITH IN CONJUNCTION WITH ALT 1, JOB# 121207130. STREET FRONTAGE: 20'-0"
2020-02-04Job filed: A1$915,425
2020-02-04Job filed: A1$915,425
2020-02-04Job filed: A1$915,425
2019
2019-10-25HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2019-09-26Rodent inspection: Failed for Other Reason
2019-08-26ZONE — from RABIZADEH, ALBERT
2019-08-24311: Graffiti — Graffiti
2019-08-13Rodent inspection: Failed for Other Reason
2019-01-07Rodent inspection: Passed
2018
2018-10-10HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2018-09-18Job filed: THIS APPLICATION IS FILED TO CONVERT EXISTING 3 FAMILY AND CHURCH TO EIGHT FAMILY RESIDENCE AND ADD PENTHOUSE , INTERIOR RENOVATION.$610,000
2018-05-10Deed $1,000,000 — from GOOD NEWS EVANGELICAL CHURCH; BOARD OF TRUSTEES to HOMESIDE DEVELOPMENT CORP.$1,000,000
2018-04-27Sold for $1,000,000$1,000,000
2018-03-09Rodent inspection: Passed
2017
2017-11-06HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2017-10-19FDNY inspection (RISK)
2017-06-06Rodent inspection: Passed
2016
2016-10-26HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2016-10-07Rodent inspection: Passed
2016-03-31Rodent inspection: Failed for Other Reason
2015
2015-10-30Rodent inspection: Passed
2015-10-02HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2015-02-03HPD class I: §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE
2014
2014-10-01Rodent inspection: Passed
2013
2013-12-27ATL — from THE BANK OF NEW YORK MELLON to THE BANK OF NEW YORK MELLON
2013-09-13Rodent inspection: Passed
2012
2012-05-16Rodent inspection: Passed
2012-02-10Rodent inspection: Bait applied
2012-01-26Rodent inspection: Bait applied
2012-01-11Rodent inspection: Failed for Rat Activity
2011
2011-12-23Rodent inspection: Failed for Rat Activity
2011-12-20311: Rodent — Rat Sighting
2011-11-23TLS — from CITY OF NEW YORK to BANK OF NEW YORK
2011-05-02Rodent inspection: Passed
2010
2010-04-13Rodent inspection: Passed
2008
2008-12-15ECB CLASS - 2 violation: FAILURE TO MAINTAIN BUILDING WALL OR APPURTENANCES. DEFECT NOTED: BUILDING FRONT FACADE (EXPOSURE #1) HAS CRACKED,SPALLING,PARTIAL$500
2007-12-27City emergency repair (OMO): (public area) replace entire ceiling in boiler room with fire rated material (approx. 200 sq. ft.). remove all work rela$899
2007-11-04HPD class B: § 27-2050 ADM CODE PROVIDE 3 EXTRA SPRINKLER HEADS AND SUITABLE WRENCH FOR EMERGENCY PURPOSES AT O.S.Y. VALVE OF SPRINKLER IN ACCORDANCE WIT
2007-11-04HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT CEILING ALL STY. AT PUBLIC HALL
2007-11-04HPD class B: § 27-2010, 2011, 2012 ADM CODE REMOVE THE ACCUMULATION OF REFUSE AND/OR RUBBISH AND MAINTAIN IN A CLEAN CONDITION THE FLOORS AT CELLAR
2007-11-04HPD class A: § 27-2013 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT FIRE RETARDANT MATERIAL CEILING AT CELLAR
2007-11-04HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE FIRE RETARDANT MATERIAL CEILING ALL STY. AT PUBLIC HALL
2007-11-04HPD class B: § 27-2005 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE PAVING FLOORS AT AT CELLAR
2007-06-15Tenant complaint: GENERAL — LOCKS
2003
2003-09-17Tenant complaint: ELECTRIC — ELECTRIC-SUPPLY
2000
2000-10-08HPD class B: § 27-2050 ADM CODE PROVIDE 3 EXTRA SPRINKLER HEADS AND SUITABLE WRENCH FOR EMERGENCY PURPOSES AT O.S.Y. VALVE OF SPRINKLER IN ACCORDANCE WIT
1976
1976-12-06HPD class A: D26-12.01 ADM CODE PAINT WITH LIGHT COLORED PAINT TO THE SATISFACTION OF THIS DEPARTMENT WALLS CEILINGS & TRIM PUBLIC HALL ALL STYS.
1976-12-06HPD class B: D26-10.01 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE CEILING 2ND STY PUBLIC HALL.
1976-12-06HPD class A: D26-10.01 ADM CODE PROPERLY REPAIR THE BROKEN OR DEFECTIVE PAVING CELLAR THRU OUT.
1976-12-06HPD class C: D26-11.01, 11.03, 11.05 ADM CODE CLEANSE AND DISINFECT TO THE SATISFACTION OF THIS DEPARTMENT AFTER REMOVING THE RUBBISH WATER ETC CELLAR TH