1314 Riverside Drive

Manhattan, NY

BBL 1-02177-0218BIN 1064325

Concern level3 of 4

High

013 open class-C HPD violations (immediately hazardous) — about 1 per 21 apartments
022 of those issued in the last 3 years
031 open rent-impairing violation(s)
0413 active DOB violation(s)
053 evictions executed in the last 3 years
061 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.

Rent regulation

Likely rent-stabilized

The owner registered 62 stabilized units with New York State for 2023 — of about 64 apartments.

2018 — 62 units registered2023 — 62

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

1926

Built

Floors

Residential units

Walk-up apartments

Type

Energy-efficiency grade

Grade F — did not comply

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 building66 others linked to the same owner

HPD housing-maintenance violations

Open now

501

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 C · IMMEDIATELY HAZARDOUSApt 5GIssued 2026-10-15RENT-IMPAIRING

§ 27-2031 ADM CODE PROVIDE HOT WATER AT ALL HOT WATER FIXTURES IN THE ENTIRE APARTMENT LOCATED AT APT 5G, 5th STORY, 2nd APARTMENT FROM NORTH AT EAST

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSApt 5CIssued 2023-10-26

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF ROACHES IN THE ENTIRE APARTMENT LOCATED AT APT 5C, 6th STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: HPD couldn't get in to re-inspect

CLASS C · IMMEDIATELY HAZARDOUSApt 2EIssued 2023-10-10

§ 27-2056.6 ADM CODE - CORRECT THE LEAD-BASED PAINT HAZARD - PRESUMED LEAD PAINT THAT IS PEELING OR ON A DETERIORATED SUBSURFACE USING WORK PRACTICES SET FORTH IN 28 RCNY §11-06(B)(2) CEILING IN THE BATHROOM LOCATED AT APT 2E, 2nd STORY, 2nd APARTMENT FROM SOUTH AT WEST

Status: Defect letter issued

CLASS B · HAZARDOUSApt 1B

§ 27-2005, 2007 ADM CODE FIRE EGRESS DEFECTIVE. REMOVE OBSTRUCTING BARS OR UNLAWFUL GATES FROM WINDOW TO FIRE ESCAPE OR PROVIDE APPROVED TYPE GATE IN THE 1st ROOM FROM NORTH LOCATED AT APT 1B, 2nd STORY, 1st APARTMENT FROM NORTH AT EAST

HPD housing-maintenance violations

311 complaints from tenants

567

All time

Last 12 months

Heat/Hot Water274

Unsanitary Condition85

Paint/Plaster50

Door/Window35

Plumbing34

General29

Flooring/Stairs16

Water Leak14

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

Higher than averagevs. NYC apartment blocks

413

Noise reports · last 12 mo

≈ per month

% from neighbors

Residential210

Street/Sidewalk90

Unspecified59

Vehicle51

Commercial2

Helicopter1

311 noise complaints within about 1,000 ft (a few blocks) in the last year. Most reports here are about noise from inside buildings — neighbors, not the street. 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

Lower than averagevs. NYC apartment blocks

NYPD reports · last 12 mo

≈ per month

Felony35

Misdemeanor48

Violation12

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 OPTIONAL2020-05-05

REQUEST ADDT'L INFORMATION. RESPONDED IS DIRECTED TO PROVIDE A REVISED TR16 REPORT IN ACCORDANCE WITH 1RCNY 103-09 ALONG WITH DETAILED CALS, DWGS,FOUNDATION DETAILS,SOIL TYPES ETC,IDENTIFYING THE FACTUAL BASIS (INCL. DATES PE VISITED SITE)REMEDY: RESPONDENT SHOULD EXPLAIN THE METHODOLOGY. PROVIDE REPORT BY 7/5/20

ACTIVE · C-CONSTRUCTION OTHER OPTIONAL2013-01-15

ACTIVE · LL1081-LOCAL LAW 10/81 - ELEVATOR ELEVATOROPTIONAL1998-01-06

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-08-13Apt 1Lresidential

2026-02-11Apt 1Jresidential

2025-09-23Apt 2Aresidential

2019-10-22Apt 1Eresidential

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 2025-01-29

Tenant action

CLOSEDOpened 2024-10-08

Tenant action

CLOSEDOpened 2013-10-01

False Certification Non-Lead

CLOSEDOpened 2013-04-18

Access Warrant - Non-Lead

Housing court

Landlord and related buildings

Registered owner

1312-1322 Riverside Drive LLC

Head officer

Rick Herman

Managing agent

Josh Spitzer

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

1065 GERARD AVENUEBRONX 1075 GERARD AVENUEBRONX 1100 CLAY AVENUEBRONX 1110 COLLEGE AVENUEBRONX 114 EAST 168 STREETBRONX

Landlord and related buildings

Unpaid city fines

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.

DEFAULTConstructionClass 22024-03-21$3,125 penalty

Unpaid city fines

Ownership & money

Speculation watch

·Changed hands in 2025 — new owners sometimes move to raise rents or deregulate units

A pattern, not a prediction — many transfers are ordinary or between related companies.

Recorded sales

Mortgages / refinances

Last recorded sale2025-08-27 · no recorded price

Most recent mortgage2020-03-11 · $3,207,001.2

Sale2025-08-27no recorded price

1312-1322 RIVERSIDE DRIVE LLC → HP CSP GF1 HOUSING DEVELOPMENT FUND COMPANY, INC.

Sale2020-03-11$10,150,000

BELLA VISTA REALTY CORP. → 1312-1322 RIVERSIDE DRIVE LLC

Mortgage2020-03-11$3,207,001.2

borrower 1312-1322 RIVERSIDE DRIVE LLC · lender SIGNATURE BANK

Mortgage2014-01-16$535,577.03

borrower BELLA VISTA REALTY CORP. · lender THE DIME SAVINGS BANK OF WILLIAMSBURGH

Mortgage2011-06-10$363,459.71

borrower BELLA VISTA REALTY CORP. · 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.

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