28 West 26 Street

Manhattan, NY

BBL 1-00827-0063BIN 1015628

Concern level3 of 4

High

011 open rent-impairing violation(s)
028 active DOB violation(s)
0315 open HPD 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 7 stabilized units with New York State for 2023 — of about 28 apartments.

2018 — 7 units registered2023 — 7

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

1925

Built

Floors

Residential units

Elevator apartments

Type

The building

This building and the landlord's others

This building4 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 B · HAZARDOUSIssued 2021-03-225+ YRS OLD

§ 27-2005, 2007 ADM CODE AND DEPT. RULES AND REGULATIONS. REMOVE THE ENCUMBRANCE OBSTRUCTING EGRESS FROM FIRE ESCAPES HOUSEHOLD ITEMS IN 6 STY BALCONY ,FRONT STACK

Status: Certification rejected by HPD

CLASS B · HAZARDOUSIssued 2015-03-235+ YRS OLDRENT-IMPAIRING

SECTION 27-2053 ADM CODE PROVIDE DWELLING WITH A JANITOR OR RESPONSIBLE PERSON OR JANITORIAL SERVICE.

Status: Certification rejected by HPD

CLASS B · HAZARDOUSApt 7DIssued 2008-07-015+ YRS OLD

SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING 7 STY FRONT EAST APT 7D. , SECTION '' ''

Status: HPD couldn't get in to re-inspect

CLASS B · HAZARDOUSApt 1CIssued 2008-07-015+ YRS OLD

SECTION 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING 1 STY FRONT WEST APT 1C. LOCATED AT APT 1C

Status: HPD couldn't get in to re-inspect

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water24

Water Leak1

Heat/Hot WaterApartment Only2025-12-26 · closed

Heat/Hot WaterEntire Building2025-12-23 · closed

Heat/Hot WaterApartment Only2025-02-18 · 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

Higher than averagevs. NYC apartment blocks

570

Noise reports · last 12 mo

≈ per month

% from neighbors

Commercial153

Residential122

Street/Sidewalk120

Unspecified111

Vehicle59

Helicopter5

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly commercial) — 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

Much higher than averagevs. NYC apartment blocks

743

NYPD reports · last 12 mo

≈ per month

Felony266

Misdemeanor395

Violation82

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

No bedbugs reported

The owner filed 7 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.

Bedbug history

DOB building violations

Active

On record

Active, last 3 yrs

ACTIVE · FISPFCS-FAILURE TO CORRECT SWARMP CONDITIONS (FACADE) FACADE REQUIRED2023-11-01

FAILURE TO CORRECT SWARMP CONDITIONS

ACTIVE · FISPHAZ-HAZARDOUS CONDITION (FACADE) FACADE REQUIRED2023-02-21

CYCLE 9B UNSAFE REPORT FILED

ACTIVE · P-PLUMBING NONE2021-05-19

COMMISSIONERS REQUEST FOR IMMEDIATE CORRECTIVE ACTION I OBSERVED VENT BACK PITCHED FOR COMMERCIAL GAS DRYER IN CELLAR. OBSERVED CONDITION(S) DOES NOT COMPLY WITH SECTION 28-301.1OF THE B102 AND PRESENTS AN IMMINENT RISK TO PUBLIC SAFETY. CORRECT THE SITUATION WITHIN 48 HOURS

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 2010-11-22

Tenant action

CLOSEDOpened 2008-10-02

Tenant action

CLOSEDOpened 2005-02-25

Tenant action

Housing court

Landlord and related buildings

Registered owner

FLATIRON CHATEAU LLC

Head officer

Bahram HAKAKIAN

Managing agent

Allied Realty and Development Corp

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

132 SULLIVAN STREETMANHATTAN 2083 AMSTERDAM AVENUEMANHATTAN 2166 AMSTERDAM AVENUEMANHATTAN 54 CARMINE STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

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.

Unpaid city fines

Ownership & money

Speculation watch

·Bought and resold within a few years — rapid turnover is a common speculation signal

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2025-01-30 · $9,750,000

Most recent mortgage2025-01-30 · $2,244,745.72

Mortgage2025-01-30$2,244,745.72

borrower FLATIRON CHATEAU LLC · lender CITIZENS BANK, N.A.

Sale2025-01-30$9,750,000

GOULD 28 WEST 26 OWNER LLC → FLATIRON CHATEAU LLC

Sale2015-01-08$13,400,000

BENCHMARK 28 LLC → GOULD 28 WEST 26 OWNER, LLC

Mortgage2015-01-08$70,749.65

borrower GOULD 28 WEST 26 OWNER, LLC · lender BANKUNITED, N.A.

Mortgage2013-05-15$3,330,000

borrower BENCHMARK 28 LLC · lender BANKUNITED, N.A.

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