453 West 23 Street

Manhattan, NY

BBL 1-00721-0007BIN 1082711Plain-text version

Concern level2 of 4

Moderate

012 open class-C HPD violations (immediately hazardous) — about 1 per 451 apartments
022 open rent-impairing violation(s)
033 active DOB violation(s)
041 eviction executed in the last 3 years

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 OATH/ECB 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 363 stabilized units with New York State for 2023 — of about 901 apartments.

2018 — 383 units registered2023 — 363

421-a tax benefit

Rent stabilization here may be tied to a tax benefit and can end when the benefit expires.

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

1934

Built

Floors

901

Residential units

Elevator apartments

Type

Energy-efficiency grade

Grade B — above average

ENERGY STAR score 83 of 100

Posted at the entrance of buildings over 25,000 sq ft (Local Law 33). It rates energy efficiency — a proxy for comfort and utility cost — not the landlord's upkeep.

The building

This building and the landlord's others

This building1 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. This tax lot has 8 buildings; these counts are for this building only.

No open HPD violations.

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water44

Unsanitary Condition12

Plumbing5

Paint/Plaster3

General2

Electric2

Appliance1

Safety1

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

Much higher than averagevs. NYC apartment blocks

1076

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential592

Street/Sidewalk219

Unspecified164

Commercial52

Vehicle36

Helicopter9

Park4

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

337

NYPD reports · last 12 mo

≈ per month

Felony105

Misdemeanor173

Violation59

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

2024–20251 infested · 1 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

Violations issued by the Department of Buildings that the owner must correct. Most don't carry a fine on their own; summonses that go to a hearing and can be fined are listed separately under OATH/ECB.

ACTIVE · E-ELEVATOR ELEVATORREQUIRED2002-10-16

DOB building violations

OATH/ECB violations and fines

Balance due (active)

Active violations

Lost by default

These are separate from DOB violations. They are summonses written by DOB inspectors and decided at a hearing before OATH, the city's administrative court (formerly the Environmental Control Board), and they can carry a fine. "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.

OATH/ECB violations and fines

Evictions

Executed, all time

Last 3 years

2024-12-09Apt 5Eresidential

2023-03-22Apt 7Cresidential

2019-05-16Apt *commercial

2019-01-07Apt 11Fresidential

Executed by a city marshal. An eviction can be lawful; a high or rising count is a displacement signal, not proof of wrongdoing.

Evictions

Housing court: repair & harassment cases

No HPD housing-court cases on record for this building.

These are cases HPD is a party to, mostly tenants suing to force repairs or stop harassment. Eviction cases landlords file against tenants are not in the city's open data, so they don't appear here; the Evictions section shows only evictions a marshal carried out.

Housing court

Landlord and related buildings

Registered owner

LONDON TERRACE GARDENS LP

Head officer

STEVEN HOFFMAN

Managing agent

ROSE ASSOCIATES, INC.

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

4 EAST 89 STREETMANHATTAN

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale1985-05-16 · no recorded price

Most recent mortgage2021-04-22 · $4,000,000

Mortgage2021-04-22$4,000,000

borrower LONDON TERRACE GARDENS, L.P. · lender SANTANDER BANK, N.A.

Mortgage2010-07-22$7,000,000

borrower LONDON TERRACE GARDENS, L.P. · lender APPLE BANK FOR SAVINGS

Mortgage2004-06-24$8,000,000

borrower LONDON TERRACE GARDENS · lender M & T REAL ESTATE TRUST

Mortgage1999-07-02$2,000,000

borrower LONDON TERRACE GARDENS · lender M & T REAL ESTATE, INC.

Mortgage1990-07-26$250,000

borrower LONDON TERR GARDENS · lender EAST NEW YORK SVGS BK

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