78 REAR Horatio Street

Living conditions

Violations are issued by inspectors. Complaints are what residents reported; a complaint alone does not mean a problem was found.

Living here and something needs fixing? Ask for a repair in writing.

HPD housing code violations

“Closed” can mean the owner certified a repair, not that an inspector confirmed it.

Most recent open violations

• Feb 15, 2022 · open · Building-wide
  HPD Class I (information orders) violation
  §27-2107 ADM CODE OWNER FAILED TO FILE A VALID REGISTRATION STATEMENT WITH THE DEPARTMENT AS REQUIRED BY ADM CODE §27-2097 AND IS THEREFORE SUBJECT TO CIVIL PENALTIES, PROHIBITED FROM CERTIFYING VIOLATIONS, AND DENIED THE RIGHT TO RECOVER POSSESSION OF PREMISES FOR NONPAYMENT OF RENT UNTIL A VALID REGISTRATION STATEMENT IS FILED.
  Source

  Source

  NYC Department of Housing Preservation and Development: Housing Maintenance Code Violations (wvxf-dwi5)

  Record

  14842151

  Record date

  Feb 15, 2022

  Retrieved

  Oct 9, 2026

  Report a problem with this record or match

  What looks wrong?

  Please don't include names or contact details. PRA does not store who sent this.

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• Feb 15, 2022 · open · Building-wide
  HPD Class A (non-hazardous) violation
  (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS.
  Source

  Source

  NYC Department of Housing Preservation and Development: Housing Maintenance Code Violations (wvxf-dwi5)

  Record

  14842150

  Record date

  Feb 15, 2022

  Retrieved

  Oct 9, 2026

  Report a problem with this record or match

  What looks wrong?

  Please don't include names or contact details. PRA does not store who sent this.

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• Apr 1, 2021 · open · Building-wide
  HPD Class A (non-hazardous) violation
  (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPDS WEBSITE, WWW.NYC.GOV\HPD, SEARCH BED BUGS.
  Source

  Source

  NYC Department of Housing Preservation and Development: Housing Maintenance Code Violations (wvxf-dwi5)

  Record

  14106393

  Record date

  Apr 1, 2021

  Retrieved

  Oct 9, 2026

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  What looks wrong?

  Please don't include names or contact details. PRA does not store who sent this.

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• May 26, 2011 · open · Apt 1ER
  HPD Class B (hazardous) violation
  § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR THAT IS MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1ER, 1st STORY, 1st APARTMENT FROM NORTH AT EAST
  Source

  Source

  NYC Department of Housing Preservation and Development: Housing Maintenance Code Violations (wvxf-dwi5)

  Record

  8957795

  Record date

  May 26, 2011

  Retrieved

  Oct 9, 2026

  Report a problem with this record or match

  What looks wrong?

  Please don't include names or contact details. PRA does not store who sent this.

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• May 26, 2011 · open · Apt 1ER
  HPD Class B (hazardous) violation
  § 27-2018 ADMIN. CODE: ABATE THE NUISANCE CONSISTING OF BEDBUGS IN THE ENTIRE APARTMENT LOCATED AT APT 1ER, 1st STORY, 1st APARTMENT FROM NORTH AT EAST
  Source

  Source

  NYC Department of Housing Preservation and Development: Housing Maintenance Code Violations (wvxf-dwi5)

  Record

  8957794

  Record date

  May 26, 2011

  Retrieved

  Oct 9, 2026

  Report a problem with this record or match

  What looks wrong?

  Please don't include names or contact details. PRA does not store who sent this.

  Send to review

Mice, rats, roaches and bedbugs

• 1 HPD violation for bedbugs from before Oct 2023 is still open. Official record
• HPD has an open violation for the owner not filing the yearly bedbug report. Official record

Heat and hot water

Derived by PRA Counted by PRA from 311 records. No “high” or “low” label is shown here; see “Compared with the neighborhood” near the top for how this building compares with others nearby.

Complaints to HPD

12 complaints to HPD since Dec 29, 2004, mostly paint and plaster and fire and safety. Official record

HPD receives many housing complaints through 311, so these overlap with the 311 counts below. PRA never adds the two together.

Complaints to 311

5 service requests since Aug 29, 2022, by category. They overlap with the HPD complaints above.

• Noise2
• Plumbing and leaks2
• Other1

Categories such as “Heat and hot water” are PRA's grouping of each agency's own complaint types; the original type is kept on every record.

Know your rights

Rules that apply to renters across New York City, not findings about this building. Each one names the law or rule it comes from.

Every renter

• Your landlord has to keep it livable

  Every lease in New York, written or spoken, comes with a promise that the apartment and shared areas are fit to live in and not dangerous to your health or safety. You can't sign that promise away.

  Official recordNY Real Property Law §235-b, checked Oct 19, 2026

• Put repair problems on the record

  A complaint to the city (311 in NYC) creates a dated record and can lead to an inspection. Those records are what PRA shows.

  Official recordNYC HPD / 311, checked Oct 19, 2026

• There's public money for repairs

  Owners can apply to city programs for repairs. J-51 lowers property taxes for renovating apartment buildings. HPD's lead program offers loans that can be forgiven, averaging $10,000 per apartment, for buildings built before 1960. Each program has its own rules.

  Official recordNYC Finance (J-51); NYC HPD owner resources, checked Oct 19, 2026

If your apartment is rent-stabilized

PRA can't tell yet which apartments are rent-stabilized. Ask the landlord, or check your lease.

• Apartment upgrades have a limit

  If your apartment is rent-stabilized, the owner can raise the rent to pay for work inside it, up to $30,000 of work. That's at most about $179 a month. For a vacant apartment the state approved first, the limit is $50,000, at most about $347 a month. These increases are permanent.

  Official recordNY HCR Fact Sheet 26 (rules since Oct 17, 2024), checked Oct 19, 2026

• Ask for the receipts

  If your apartment is rent-stabilized and your new rent includes an increase for apartment improvements, you can ask the owner for proof of the work by certified mail, when you're offered the lease or within 60 days of signing. The owner has 30 days to send it.

  Official recordNY HCR Fact Sheet 26, checked Oct 19, 2026

• Building-wide upgrades: 2% a year at most

  If your apartment is rent-stabilized, the state can approve a rent increase for work on the whole building, like a new boiler or roof. It's capped at 2% a year and comes off the rent after 30 years.

  Official recordNY HCR Fact Sheet 24, checked Oct 19, 2026

Ask for a repair

Fill in the blanks for a polite, dated message to the owner or manager. It names the problems, points to the law and asks for a date.

General information, not legal advice.

Who owns it

Who the records say owns and manages this building, how that changed, and what else those organizations appear on.

Owner of record

Fotos, Constantine

Official record Buyer on the most recent deed, dated Feb 8, 2000.

No sale price on the Feb 2000 deed. Official record Prices as written on the recorded deeds. A deed with no price is often a transfer between related parties.

Landlord registration

Rent

Asking rents

When PRA has a lawful source, this section will show observed asking rents with their dates and sample sizes. An advertised price is not a signed lease or the rent a tenant pays.