103 West 70 Street

Manhattan, NY

BBL 1-01142-0031BIN 1029759Plain-text version

Concern level2 of 4

Moderate

011 open class-C HPD violation (immediately hazardous) — about 1 per 14 apartments
022 open rent-impairing violation(s)
031 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 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 3 stabilized units with New York State for 2023 — of about 14 apartments.

2018 — 4 units registered2023 — 3

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

1886

Built

Floors

Residential units

Walk-up apartments

Type

The building

This building and the landlord's others

This building

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. HPD writes a separate violation for each room or spot, so one inspection can produce several near-identical entries; those are grouped below by apartment and date.

CLASS C · IMMEDIATELY HAZARDOUSIssued 2005-06-135+ YRS OLD

§ 27-2005 ADM CODE PROPERLY REPAIR WITH SIMILAR MATERIAL THE BROKEN OR DEFECTIVE .. 2ND WOOD STAIR FROM BOTTOM, AT PUBLIC HALL STAIRS, 4th STORY

Status: Certified late

CLASS B · HAZARDOUSIssued 2016-12-055+ YRS OLDRENT-IMPAIRING

§ 27-2005, 2007 ADM CODE REMOVE ALL ENCUMBRANCES CONSISTING OF RUBBISH AT BUILDING ENTRANCE AT FRONT AREAWAY, 1st STORY

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSIssued 2008-06-263 violations5+ YRS OLDRENT-IMPAIRING

D26-10.01 ADM CODE FIRE ESCAPE DEFECTIVE. PROPERLY SECURE METAL TREAD 2 TO 3 STY REAR FIRE ESCAPES 9TH TREAD FROM BOTTOM.
D26-19.05 ADM CODE PROVIDE ADEQUATE LIGHT OF NOT LESS THAN 60 WATTS INCANDESCENT OR EQUIVALENT ILLUMINATION 2 AND 3 SRT PUBLIC HALL.

1 more from the same inspection

D26-19.07 ADM CODE PROVIDE ADEQUATE LIGHTING AT OR NEAR THE OUTSIDE OF THE FRONT ENTRANCEWAY OF THE BUILDING AND KEEP SAME BURNING FROM SUNSET EVERY DAY TO SUNRISE ON THE DAY FOLLOWING.

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 4AIssued 2008-06-265+ YRS OLD

D26-10.01, 10.05 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS ENTRANCE DOOR TO 4 STY REAR EAST APT 4A. LOCATED AT APT 4A

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Unsanitary Condition3

Heat/Hot Water2

Water Leak1

Unsanitary ConditionGarbage/Recycling Storage2023-08-02 · closed

Unsanitary ConditionPests2022-09-07 · 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

Much higher than averagevs. NYC apartment blocks

4281

Noise reports · last 12 mo

357

≈ per month

% from neighbors

Helicopter3454

Unspecified248

Residential243

Street/Sidewalk158

Vehicle104

Commercial74

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

342

NYPD reports · last 12 mo

≈ per month

Felony148

Misdemeanor149

Violation45

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 5 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

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 · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2017-02-24

VIOLATION ISSUED FOR FAILURE TO FILE ANNUAL BOILER 2015 INSPECTION REPORT

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

2023-04-18Apt 5-Cresidential

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

103 WEST SEVENTIETH STREET LLC

Head officer

RUDOLPH ARMBRUSTER

Managing agent

E&C MANAGEMENT CORP

No other buildings found sharing this building's registered contact.

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2002-06-17 · no recorded price

Most recent mortgage1996-05-15 · $254,142.07

Sale2002-06-17no recorded price

ARMBRUSTER, ANN L/W/T/, ARMBRUSTER, MANFREDAS EXECUTOR → 103 WEST SEVENTIETHSTREET LLC

Mortgage1996-05-15$254,142.07

borrower DEL CORRAL, VICTOR, DEL, CORRAL, ELOINA, ZALDIVAR, SONIA RODRIGUEZ, ZALDIVAR, SONIA · lender BANCO POPULAR DE PUERTO RICO

Sale1994-08-15no recorded price

ARMBRUSTER, ANN F., ARMBRUSTER, MANFRED → ARMBRUSTER, ANN F.

Sale1974-05-31no recorded price

GREENSPAN NATHAN → ARMBRUSTER REALTY CORP

Mortgage1974-05-31no recorded price

borrower ARMBRUSTER REALTY CORP · lender GREENSPAN NATHAN

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