83 West 115 Street

Manhattan, NY

BBL 1-01599-0001BIN 1051413

Concern level4 of 4

Severe

01On HPD's Alternative Enforcement Program — the city's most-distressed-buildings list
0240 open class-C HPD violations (immediately hazardous) across 21 apartments
0326 of those issued in the last 3 years
0414 open rent-impairing violation(s)
0530 active DOB violation(s)
0614 DOB fines lost by default (unpaid)

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.

HPD enforcement

On the Alternative Enforcement Program

HPD placed this building in its Alternative Enforcement Program (AEP Round 10), active since 2017-01-31. AEP is the city's response to its most distressed buildings — it had 449 open B/C violations at selection.

Rent regulation

Likely rent-stabilized

The owner registered 20 stabilized units with New York State for 2023 — of about 21 apartments.

2018 — 20 units registered2023 — 20

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

1910

Built

Floors

Residential units

Walk-up apartments

Type

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 1 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 building11 others linked to the same owner

HPD housing-maintenance violations

Open now

447

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 I · NON-HAZARDOUS

§27-2153 ADM CODE THE PREMISES HAS BEEN SELECTED TO PARTICIPATE IN THE ALTERNATIVE ENFORCEMENT PROGRAM WHICH MAY RESULT IN BUILDING-WIDE INSPECTIONS, FEES, AND EXTENSIVE REPAIR WORK TO CORRECT VIOLATIONS AND UNDERLYING CONDITIONS. CHARGES FOR REPAIR WORK DONE PURSUANT TO THIS ORDER, IF NOT PAID, WILL BECOME LIENS ON THE PROPERTY

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5BIssued 2026-08-04

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR THE WEST WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 5B, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5BIssued 2026-08-04

§ 27-2005, 2006, 2037 HMC: PROPERLY REPAIR AND ABATE UNSAFE ELECTRIC WIRING CONDITION CONSISTING OF ELECTRICAL WIRES AT THE WEST WALL IN THE 1st ROOM FROM EAST LOCATED AT APT 5B, 5th STORY, 1st APARTMENT FROM EAST AT SOUTH

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5EIssued 2026-02-02

§ 27-2005 ADM CODE REPAIR THE BROKEN OR DEFECTIVE PLASTERED SURFACES AND PAINT IN A UNIFORM COLOR WEST WALL AROUND BASEBOARD HEATER IN THE 2nd ROOM FROM EAST AT SOUTH LOCATED AT APT 5E LOWER LEVEL, 5th STORY, 1st APARTMENT FROM SOUTH AT WEST

Status: Notice issued, not yet certified

HPD housing-maintenance violations

311 complaints from tenants

208

All time

Last 12 months

Heat/Hot Water93

Door/Window23

Unsanitary Condition19

Plumbing17

Paint/Plaster11

Water Leak8

Electric8

Flooring/Stairs8

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

2354

Noise reports · last 12 mo

196

≈ per month

% from neighbors

Residential1012

Street/Sidewalk997

Unspecified135

Commercial75

Park68

Vehicle67

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

759

NYPD reports · last 12 mo

≈ per month

Felony266

Misdemeanor377

Violation116

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 8 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 · C-CONSTRUCTION OTHER OPTIONAL2026-08-03

FAILURE TO MAINTAIN BUILDING IN A CODE-COMPLIANT MANNER. BASED ON PRIOR DOB VIOLATION #042022C22-01141, FA ADE CONDITIONS REQUIRING CORRECTION INCLUDE MISSING TERRA COTTA STONES AT THE 4TH- AND 5TH-STORY LEVELS, LOOSE UNITS AT THE CORNER OF EXPOSURES 1 AND 2, AND DETERIORATED PARAPET MASONRY WITH STEP CRACKS AND DISPLACED BRICK.

ACTIVE · AEUHAZ1-FAIL TO CERTIFY CLASS 1 NONE2024-12-11

FAILURE TO CERTIFY CORRECTION ON IMMEDIATELY HAZARDOUS (CLASS 1) ECB VIOLATION

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2024-05-10

EMERGENCY WORK ORDER DUE TO BROKEN FIRE ESCAPE TREAD. AS NOTED: I OBSERVED BROKEN IRE ESCAPE TREAD ON FIRE ESCAPE STAIRS ON EXPOSURE #4 EAST ELEVATION. REMEDY: IMMEDIATELY REPAIR AND OR REPLACE ANY MISSING, UNSTABLE OR BROKEN FIRE ESCAPE TREADS AT THE ENTIRE BUILDING. TAKE AND PROVIDE SAFETY MEASURES AS PER RONY103-04. PROVIDE PE REPORT

DOB building violations

Evictions

Executed, all time

Last 3 years

2018-05-07—commercial

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

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 2025-02-07

Heat / hot water

CLOSEDOpened 2018-08-07

Tenant action

CLOSEDOpened 2017-05-11

7A administrator case

CLOSEDOpened 2016-11-22

Comprehensive

Housing court

Landlord and related buildings

Registered owner

WHCB 2023, LLC

Head officer

CHRISTOPHER BRAMWELL

Managing agent

SHINDA MANAGEMENT CORPORATION

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

102 WEST 114 STREETMANHATTAN 104 WEST 114 STREETMANHATTAN 121 ROGERS AVENUEBROOKLYN 133 ROGERS AVENUEBROOKLYN 157 WEST 119 STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$56,784

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 22026-07-30$2,400 due

DEFAULTConstructionClass 22026-05-27$10,000 due

Local LawClass 22026-04-20$3,125 due

ConstructionClass 22025-02-04$1,250 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2023-02-28 · $10,840,385.79

Most recent mortgage2023-02-28 · $1,635,311

Mortgage2023-02-28$1,635,311

borrower WHCB 2023 LLC, WHCB HOUSING DEVELOPMENT FUND CORPORATION · lender EMMANUEL PROPERTIES, INC.

Mortgage2023-02-28$555,017

borrower WHCB 2023 LLC, WHCB HOUSING DEVELOPMENT FUND CORPORATION · lender CB HARLEM LLC

Sale2023-02-28$10,840,385.79

LENOX AND PENNAMON HOUSING DEVELOPMENT FUND CORP. → WHCB HOUSING DEVELOPMENT FUND CORPORATION

Mortgage2023-02-28$5,263,796

borrower WHCB 2023 LLC, WHCB HOUSING DEVELOPMENT FUND CORPORATION · lender CPC FUNDING SPE 1 LLC

Mortgage2023-02-28$3,751,263

borrower WHCB 2023 LLC, WHCB HOUSING DEVELOPMENT FUND CORPORATION · lender CPC FUNDING SPE 1 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

Flagged for the 2021 tax-lien sale

The owner owes enough in property taxes (and possibly water charges) to be listed for the city's tax-lien sale (most recently a 10-day notice). A listing can still be cured by paying or entering a payment plan.

Years listed

2021

Most recent

10-day noticeincl. property tax2021-12-03

30-day noticeincl. property tax2021-11-10

60-day noticeincl. property tax2021-10-18

90-day noticeincl. property tax2021-09-13

From DOF lien-sale lists (2019–2025). Financial distress is not proof of neglect, but owners behind on what they owe the city more often let repairs slide. Debt may since have been paid.

City debt & tax-lien sale