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.
1
Years listed
2025
Most recent
10-day noticeincl. property tax2025-05-01
30-day noticeincl. property tax2025-04-01
60-day noticeincl. property tax2025-03-01
90-day noticeincl. property tax2025-02-01
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.
The building
1905
Built
6
Floors
24
Residential units
Elevator apartments
Type
Housing court
4
Cases on record
0
Open now
1
Tenant-brought
0
Harassment found
0
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 2023-05-12
Access Warrant - Non-Lead
CLOSEDOpened 2021-01-26
Tenant action
CLOSEDOpened 2009-02-17
Access Warrant - Non-Lead
CLOSEDOpened 2009-01-08
False Certification Non-Lead
Evictions
No executed evictions on record for this building.
DOB building violations
12
Active
39
On record
4
Active, last 3 yrs
ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2025-11-14
VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION
ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2025-11-14
VIOLATION ISSUED-FAILURE TO FILE 2024 EXTERNAL LOW PRESSURE INSPECTION
ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED2024-09-23
VIOLATION ISSUED-FAILURE TO FILE 2023 EXTERNAL LOW PRESSURE INSPECTION
Rent regulation
Likely rent-stabilized
The owner registered 9 stabilized units with New York State for 2023 — of about 24 apartments.
18
23
2018 — 9 units registered2023 — 9
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.
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.
Quality of LifeClass 22026-06-01$2,500 due
ConstructionClass 12026-06-01$2,500 due
ConstructionClass 12026-06-01$2,500 due
ConstructionClass 12026-06-01$2,500 due
HPD enforcement
Previously in HPD's Alternative Enforcement Program (AEP Round 18), discharged 2025-04-25.
Concern level4 of 4
Severe
0112 open class-C HPD violations (immediately hazardous) — about 1 per 2 apartments
0212 of those issued in the last 3 years
035 open rent-impairing violation(s)
0412 active DOB violation(s)
051 DOB fine 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 housing-maintenance violations
34
Open now
244
On record
12
Open Class C
17
Open Class B
5
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 C · IMMEDIATELY HAZARDOUSApt 12AIssued 2026-09-25
§ 27-2005, 27-2007, 27-2041.1 HMC, §238, § 309; § 107 (2) ( C) MDL AND 28 RCNY §25-171: REPLACE OR REPAIR THE SELF-CLOSING DOORS THAT IS MISSING OR DEFECTIVE LATCH SET IN THE ENTRANCE LOCATED AT APT 12A, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH
Status: Awaiting HPD re-inspection
CLASS C · IMMEDIATELY HAZARDOUSApt 12AIssued 2026-09-25
HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT 12A, 4th STORY, 1st APARTMENT FROM EAST AT SOUTH
Status: Notice issued, not yet certified
CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-09-11RENT-IMPAIRING
567 (C) § 27-2017, 27-2017.1, 27-2017.4, 27-2017.5, 27-2017.8, 27-2019, 27-2021 HMC: ABATE THE NUISANCE CONSISTING OF EVIDENCE OF RATS AND ALL UNDERLYING CAUSES CREATING THE PEST INFESTATIONS, BY USING INTEGRATED PEST MANAGEMENT (IPM), ELIMINATE ALL BURROW ENTRY AND PASSAGEWAYS, PEST NESTS, HOLES, GAPS OR CRACKS IN WALLS, CEILINGS, FLOORS, FIXING LEAKS AND MANAGING GARBAGE IN PUBLIC AREAS. EVIDENCE FOUND AT AT ALL YARDS YARD
Status: Awaiting HPD re-inspection
CLASS C · IMMEDIATELY HAZARDOUSApt 22Issued 2026-09-10
HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 22, 6th STORY, 1st APARTMENT FROM SOUTH AT WEST
Status: Awaiting HPD re-inspection
Landlord and related buildings
Registered owner
QUALITY BH 108TH MANHATTAN LLC
Head officer
PATRICK MCCANN
Managing agent
Ardi Demaliaj
4 other buildings share this owner's registration contacts. Shared contacts suggest common control, but they are not proof of ownership.
The owner filed 6 annual bedbug reports and reported no infested units. Filing with zero infestations is the compliant, reassuring case.
Neighborhood crime
About averagevs. NYC apartment blocks
277
NYPD reports · last 12 mo
23
≈ per month
Felony71
Misdemeanor147
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.
This building and the landlord's others
This building4 others linked to the same owner
Neighborhood noise
Higher than averagevs. NYC apartment blocks
810
Noise reports · last 12 mo
68
≈ per month
36
% from neighbors
Street/Sidewalk355
Residential289
Unspecified70
Vehicle61
Commercial25
Park7
Helicopter3
311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about outdoor noise (mostly street/sidewalk) — 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.
311 complaints from tenants
261
All time
20
Last 12 months
Heat/Hot Water94
Unsanitary Condition72
Plumbing39
Water Leak18
General10
Paint/Plaster9
Flooring/Stairs8
Door/Window5
Complaints record what a tenant reported, not a finding by the city. "Closed" often means the inspector could not gain access.
Flooring/StairsFloor2026-09-28 · open
Unsanitary ConditionGarbage/Recycling Storage2026-09-22 · open
Heat/Hot WaterEntire Building2026-09-09 · closed
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.
borrower COSO 3-5 WEST 108 LLC · lender SIGNATURE BANK
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.
