41 West 81 Street

Manhattan, NY

BBL 1-01195-0005BIN 1031135

Concern level2 of 4

Moderate

014 open HPD violation(s)
02$5,000 in unpaid DOB fines

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 10 stabilized units with New York State for 2021.

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

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 38 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.

CLASS B · HAZARDOUSApt 2IIssued 2026-02-19

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR NORTH WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 2I, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2IIssued 2026-02-19

§ 27-2026, 2027 HMC: PROPERLY REPAIR THE SOURCE AND ABATE THE EVIDENCE OF A WATER LEAK AT CEILING IN THE KITCHEN LOCATED AT APT 2I, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2IIssued 2026-02-19

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING IN THE KITCHEN LOCATED AT APT 2I, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

CLASS B · HAZARDOUSApt 2IIssued 2026-02-19

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR CEILING AND EAST WALL IN THE 2nd ROOM FROM EAST AT NORTH LOCATED AT APT 2I, 2nd STORY, 3rd APARTMENT FROM WEST AT NORTH

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water5

Unsanitary Condition3

Paint/Plaster2

Water Leak2

General1

Plumbing1

Unsanitary ConditionMold2026-02-17 · closed

Water LeakDamp Spot2026-02-17 · closed

Paint/PlasterWall2026-02-17 · 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 crime

Bedbug history

No bedbugs reported

The owner filed 3 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

No active DOB violations.

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.

CLOSED

CONH

CLOSEDOpened 2021-09-17

CONH

CLOSEDOpened 2021-03-16

CONH

Housing court

Landlord and related buildings

Registered owner

45 EMMUT PROPERTIES LLC

Head officer

JOHN YOUNG

Managing agent

JENNIFER SUAREZ

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

138 BOWERYMANHATTAN

Landlord and related buildings

Unpaid city fines

$5,000

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 12026-08-27$2,500 due

Quality of LifeClass 22026-08-27$2,500 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2023-07-17 · no recorded price

Most recent mortgage2023-07-17 · $901,044

Sale2023-07-17no recorded price

45 WEST EMMUT PROPERTIES LLC → 45 EMMUT PROPERTIES LLC

Mortgage2023-07-17$901,044

borrower 45 EMMUT PROPERTIES LLC · lender DEUTSCHE BANK AG, NEW YORK BRANCH

Mortgage2021-12-20$65,000,000

borrower 45 WEST EMMUT PROPERTIES LLC · lender BSPRT CRE FINANCE LLC

Mortgage2021-12-20$9,000,000

borrower 45 WEST EMMUT PROPERTIES LLC · lender BSPRT CRE FINANCE LLC

Sale2021-12-16$79,750,000

EXCELSIOR SYNDICATE INC → 45 WEST EMMUT PROPERTIES LLC

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