279 West 117 Street

Manhattan, NY

BBL 1-01923-0001BIN 1086232Plain-text version

Concern level1 of 4

Low

011 eviction executed in the last 3 years

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 138 stabilized units with New York State for 2023 — essentially all of the building's 138 apartments.

2018 — 138 units registered2023 — 138

421-a tax benefit · expires ~2031

A 421-a building's rent stabilization is tied to this tax benefit and generally ends when it expires — here, around 2031 (approximate, from DOF exemption records). Confirm your unit's status with NYS HCR.

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

2003

Built

Floors

138

Residential units

Elevator apartments

Type

Energy-efficiency grade

Grade A — most efficient

ENERGY STAR score 85 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 building2 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.

No open HPD violations.

HPD housing-maintenance violations

311 complaints from tenants

All time

Last 12 months

Heat/Hot Water21

Unsanitary Condition9

Plumbing2

Elevator1

Water Leak1

PlumbingToilet2026-04-13 · closed

Heat/Hot WaterApartment Only2026-02-05 · closed

Heat/Hot WaterApartment Only2026-02-02 · 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

2063

Noise reports · last 12 mo

172

≈ per month

% from neighbors

Street/Sidewalk1023

Residential525

Commercial250

Unspecified139

Vehicle122

House of Worship4

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.

Neighborhood noise

Neighborhood crime

Higher than averagevs. NYC apartment blocks

453

NYPD reports · last 12 mo

≈ per month

Felony133

Misdemeanor247

Violation73

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

Infested, latest filing

Annual filings

2024–20250 infested · 0 eradicated

2023–20240 infested · 0 eradicated

2022–20230 infested · 0 eradicated

Self-reported by the owner for the year ending each filing. Counts are building-wide and do not say which apartment was affected.

Bedbug history

DOB building violations

Active

125

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.

No active DOB violations.

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

2024-09-24Apt 2-Tresidential

2023-07-10Apt 2-Sresidential

2023-02-22Apt 7-Bresidential

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

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 2023-06-09

Harassment case

CLOSEDOpened 2011-03-14

Tenant action

CLOSEDOpened 2005-10-26

Tenant action

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

FRED-DOUG 117 LLC

Head officer

JOHN FREZZA

Managing agent

IBEC BUILDING CORP

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

167 CLERMONT AVENUEBROOKLYN 200 SCHERMERHORN STREETBROOKLYN

Landlord and related buildings

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2002-07-10 · no recorded price

Most recent mortgage2002-07-10 · $18,770,000

Mortgage2002-07-10$18,770,000

borrower FRED-DOUG 117, LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2002-07-10$3,492,000

borrower FRED-DOUG 117, LLC · lender NEW YORK CITY HOUSING DEVELOPMENT CORPORATION

Mortgage2002-07-10$1,019,988

borrower FRED-DOUG 117, LLC · lender DEPARTMENT OF HOUSING PRESERVATION & DEVELOPMENT

Sale2002-07-10no recorded price

NYC HPD, CITY OF NEW YORK → FRED-DOUG 117, L.CL.

Sale1975-03-13no recorded price

FINANCE ADMIN CITY OF NY → CITY OF NEW YORK

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