118 Duane Street

Manhattan, NY

BBL 1-00150-0017BIN 1001643

Concern level4 of 4

Severe

014 open class-C HPD violations (immediately hazardous) across 7 apartments
023 of those issued in the last 3 years
032 open rent-impairing violation(s)
0417 active DOB violation(s)

How this is set: open hazardous violations measured against the building's size, then raised by strong distress signals — HPD's enforcement program, court harassment findings, recent evictions, unpaid DOB fines, open housing-court cases, and a sold tax lien. Neighborhood noise and crime are not part of it. It describes the public record, not the condition of any one apartment, and a quiet record is not proof of a good building.

Rent regulation

Likely rent-stabilized

The owner registered 5 stabilized units with New York State for 2023 — of about 7 apartments.

2018 — 7 units registered2023 — 5

No public data says which specific apartment is stabilized.

Registration counts apply to the building, not to unit numbers. To confirm your own apartment, request your rent history from New York State Homes and Community Renewal — it is free and takes a few weeks.

How to request your rent history →

Rent regulation

The building

1915

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building13 others linked to the same owner

HPD housing-maintenance violations

Open now

On record

Open Class C

Open Class B

Open Class A

Class C is immediately hazardous, Class B is hazardous, Class A is non-hazardous. A violation stays open until HPD certifies the repair, so some open items may already be fixed.

CLASS C · IMMEDIATELY HAZARDOUSApt 501Issued 2023-11-13RENT-IMPAIRING

§ 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 501, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 501Issued 2023-11-03RENT-IMPAIRING

§ 27-2029 ADM CODE PROVIDE AN ADEQUATE SUPPLY OF HEAT FOR THE APARTMENT IN THE ENTIRE APARTMENT LOCATED AT APT 501, 5th STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2023-11-03

§27-2005 (E) HMC: PROVIDE WRITTEN NOTICE TO THE TENANTS AT LEAST TWENTY-FOUR HOURS PRIOR TO ESSENTIAL SERVICE INTERRUPTION BY POSTING A NOTICE IN A PROMINENT PLACE WITHIN THE PUBLIC PART OF THE BUILDING AND ON EACH FLOOR OF SUCH BUILDING, WHERE AN OWNER MUST MAKE A REPAIR THAT MAY RESULT IN AN INTERRUPTION OF ESSENTIAL SERVICES SUCH AS UTILITIES(HEAT, HOT WATER, GAS, ELECTRICITY, OR ELEVATOR) THAT IS EXPECTED TO CONTINUE FOR MORE THAN TWO HOURS. SAMPLE NOTICE AVAILABLE AT WWW.NYC.GOV/HPD OR AS PROVIDED IN THIS NOTICE OF VIOLATION. AT BUILDING ENTRANCE DOOR AT PUBLIC HALL, 1st STORY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 203Issued 2022-07-12

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 203, 2nd STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Defect letter issued

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water32

Plumbing9

Unsanitary Condition7

Door/Window1

Unsanitary ConditionPests2026-06-04 · closed

Unsanitary ConditionPests2025-08-20 · closed

Heat/Hot WaterEntire Building2023-11-28 · closed

Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.

311 complaints from tenants

Neighborhood noise

About averagevs. NYC apartment blocks

397

Noise reports · last 12 mo

≈ per month

% from neighbors

Unspecified168

Residential119

Street/Sidewalk58

Commercial33

Vehicle12

Park6

Helicopter1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly unspecified) — street life and traffic more than neighbors. This counts how often people call 311, which tracks how densely populated and busy an area is as much as how loud it is — it is not a sound measurement.

Neighborhood noise

Neighborhood crime

Higher than averagevs. NYC apartment blocks

302

NYPD reports · last 12 mo

≈ per month

Felony125

Misdemeanor146

Violation31

NYPD complaints reported within about 1,000 ft (a few blocks) in the last year, by severity. This reflects what gets reported and where police are active as much as actual safety, and busier, denser, higher-foot-traffic blocks log more. Locations are approximate — the NYPD shifts each report to the nearest corner for privacy — so read this as rough context, not a safety score.

Neighborhood crime

Bedbug history

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · E-ELEVATOR ELEVATORREQUIRED2021-03-12

ACTIVE · E-ELEVATOR ELEVATORREQUIRED2020-03-12

ACTIVE · ACC1-(OTHER BLDGS TYPES) - ELEVATOR AFFIRMATION OF CORRECTION ELEVATORREQUIRED2019-09-06

VIO ISSUED TO ELEVATOR - FAIL TO CORRECT DEFECTS ON 2017 CAT 1 INSP/TST TST

DOB building violations

Evictions

No executed evictions on record for this building.

Evictions

Housing court

Cases on record

Open now

Tenant-brought

Harassment found

With a judgment

Most cases are tenants taking the owner to court to force repairs. A case is not proof of wrongdoing; a harassment finding or judgment is a court ruling against the owner.

CLOSEDOpened 2023-12-01

Heat / hot water

CLOSEDOpened 2022-12-14

Heat / hot water

CLOSEDOpened 2015-12-22

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

118 DUANE LLC

Head officer

ALBERT LABOZ

Managing agent

ALBERT LABOZ

13 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.

122 DUANE STREETMANHATTAN 144 LAWRENCE STREETBROOKLYN 146 DUANE STREETMANHATTAN 146 LAWRENCE STREETBROOKLYN 17 PARK PLACEMANHATTAN

Landlord and related buildings

Unpaid city fines

$625

Balance due (active)

Active violations

Lost by default

DOB violations adjudicated by OATH carry money penalties. "Lost by default" means the owner never appeared at the hearing. An unpaid balance is a stronger "ignoring the city" signal than a raw violation count.

ConstructionClass 22021-03-09$625 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2013-06-04 · no recorded price

Most recent mortgage1972-02-18 · no recorded price

Sale2013-06-04no recorded price

ACKERMAN HOLDING CO. LLC → PSCHWEKY, LLC, ACKERMAN HOLDING CO. LLC, AFSF ASSOCIATES, LLC, MRH PARTNERS LLC

Sale2013-06-04$11,000,000

PSCHWEKY, LLC, MRH PARTNERS LLC, ASFS ASSOCIATES, LLC, ACKERMAN HOLDINGS CO. LLC → 118 DUANE LLC

Sale2007-11-12no recorded price

SCHWEKY, PAULA, HARARI, MICHAEL E, ACKERMAN HOLDING CO., ACKERMAN, JOAN, HARARI, ABRAHAM, ACKERMAN, ARTHUR, ACKERMAN, ELLEN → ACKERMAN HOLDING CO., LLC

Sale1987-09-01no recorded price

ACKERMAN, BORIS, SALTZMAN, LYNNE, ACKERMAN REALTY CO, ACKERMAN, SYLVIA, ACKERMAN, PAUL H → ACKERMAN HOLDING CO

Sale1987-08-31no recorded price

ACKERMAN, PAUL H, ACKERMAN, CHARLES EST OF, ACKERMAN, SYLVIA EXEC, SALTZMAN, LYNNE → ACKERMAN REALTY CO

From ACRIS recorded documents. Amounts are often $0 or nominal for transfers between related parties, and LLCs can obscure who is really involved — treat this as public-record context, not a valuation.

Ownership & money

City debt & tax-lien sale

Not on the city's tax-lien sale list (2019–2025). The owner has not fallen far enough behind on property tax or water charges to be flagged for a lien sale.

City debt & tax-lien sale