89 Seaman Avenue

Manhattan, NY

BBL 1-02239-0013BIN 1064963

Concern level4 of 4

Severe

0171 open class-C HPD violations (immediately hazardous) across 43 apartments
0266 of those issued in the last 3 years
0323 open rent-impairing violation(s)
042 active DOB violation(s)
052 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.

HPD enforcement

Previously in HPD's Alternative Enforcement Program (AEP Round 14), discharged 2021-04-28.

Rent regulation

Likely rent-stabilized

The owner registered 43 stabilized units with New York State for 2023 — essentially all of the building's 43 apartments.

2018 — 44 units registered2023 — 43

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

1930

Built

Floors

Residential units

Walk-up apartments

Type

Energy-efficiency grade

Grade D — least efficient

ENERGY STAR score 23 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 building36 others linked to the same owner

HPD housing-maintenance violations

135

Open now

921

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 HAZARDOUSIssued 2026-04-03RENT-IMPAIRING

§ 27-2005 ADM CODE FIRE ESCAPE DEFECTIVE. REPLACE WITH NEW THE BROKEN, DEFECTIVE AND/OR MISSING 1ST RUNG FROM BOTTOM AT DROP LADDER IN THE 2ND STACK FROM WEST AT BUILDING REAR AT FIRE ESCAPE

Status: Certified late

CLASS C · IMMEDIATELY HAZARDOUSApt CIssued 2026-04-03

HMC ADM CODE: § 27-2017.4 ABATE THE INFESTATION CONSISTING OF MICE IN THE ENTIRE APARTMENT LOCATED AT APT C, 1st STORY, 1st APARTMENT FROM EAST AT SOUTH , SECTION ''EAST''

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-04-03RENT-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 REAR AND EAST YARD

Status: Notice issued, not yet certified

CLASS C · IMMEDIATELY HAZARDOUSIssued 2026-04-03

§ 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 DOOR AT BULKHEAD , SECTION ''EAST''

Status: Certified late

HPD housing-maintenance violations

311 complaints from tenants

549

All time

Last 12 months

Heat/Hot Water220

Unsanitary Condition93

Plumbing66

Paint/Plaster63

Door/Window48

Water Leak23

General13

Electric10

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

1580

Noise reports · last 12 mo

132

≈ per month

% from neighbors

Street/Sidewalk721

Residential473

Vehicle219

Commercial104

Unspecified61

Park1

Helicopter1

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

About averagevs. NYC apartment blocks

221

NYPD reports · last 12 mo

≈ per month

Felony74

Misdemeanor121

Violation26

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

On record

Active, last 3 yrs

ACTIVE · P-PLUMBING NONE2020-01-03

THE DEPARTMENT OF BUILDINGS INTENDS TO REVOKE ALL PLUMBING WORK UNDER PERMIT# 140824311 DUE TO MASTER PLUMBER LICENSE REVOKED LMP# 9646. STOP ALL PLUMBING WORK UNDER ABOVE MENTIONED PERMIT AND OBTAIN A NEW MASTER PLUMBER TO SUPERSEDE THE PLUMBING PERMIT.

ACTIVE · P-PLUMBING NONE2019-07-01

BOROUGH COMMISSIONER HAS ISSUED NOTICE OF IMMEDIATE STOP WORK ORDER DUE TO APPLICANT WITHDRAWAL OF APPLICATION #140824311

DOB building violations

Evictions

Executed, all time

Last 3 years

2026-03-05Apt 8Aresidential

2026-02-05Apt 8Cresidential

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 2026-07-21

Comprehensive

CLOSEDOpened 2026-03-18

Harassment case

CLOSEDOpened 2026-02-11

Heat / hot water

CLOSEDOpened 2025-08-27

Heat / hot water

Housing court

Landlord and related buildings

Registered owner

SEAMEN AUDOBON ASSOCIATES LLC

Head officer

ROBERT RAPHAEL

Managing agent

GILMAN MANAGEMENT CORP.

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

105 LEFFERTS PLACEBROOKLYN 11 RUTLAND ROADBROOKLYN 113 HENRY STREETMANHATTAN 119 HENRY STREETMANHATTAN 121 HENRY STREETMANHATTAN

Landlord and related buildings

Unpaid city fines

$43,750

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 12026-03-23$25,000 due

ConstructionClass 12025-12-08$10,000 due

PlumbingClass 22018-08-30$1,250 due

ConstructionClass 12018-08-30$2,500 due

Unpaid city fines

Ownership & money

Recorded sales

Mortgages / refinances

Last recorded sale2009-07-27 · no recorded price

Most recent mortgage2021-04-15 · $219,932.56

Mortgage2021-04-15$219,932.56

borrower SEAMEN AUDOBON ASSOCIATES, LLC · lender TD BANK, N.A.

Mortgage2014-10-30$247,445.43

borrower SEAMEN AUDOBON ASSOCIATES, LLC · lender ASTORIA BANK

Sale2009-07-27no recorded price

SEAMEN AUDOBON ASSOCIATES → SEAMEN AUDOBON CORP, LLC

Mortgage2004-12-10$941,950.66

borrower SEAMAN AUDUBON ASSOCIATES · lender INDEPENDENCE COMMUNITY BANK

Mortgage1999-02-09$1,072,670.27

borrower SEAMAN AUDUBON ASSOCIATES · lender DIME SAVINGS BANK OFNEW 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