How to Check Your Landlord in NYC

Why Research Your Landlord?

In NYC, your landlord controls your heat, hot water, repairs, security deposits, and lease renewals. A negligent or predatory landlord can turn your apartment into a nightmare — and getting out of a lease is expensive.

Signs of a problem landlord include:

• Chronic HPD violations — especially Class C (immediately hazardous)
• Slow repair response — indicated by repeated 311 complaints
• Tenant lawsuits — patterns of housing court cases
• Frequent building sales — may signal financial distress
• LLC ownership — not inherently bad, but can obscure accountability

The good news: all this information is public record in NYC. You just need to know where to look.

The 5 Ways to Research a Landlord

1. HPD Building Violations (Most Important)

The Department of Housing Preservation and Development (HPD) tracks all housing code violations for every building in NYC. This is your single best indicator of landlord quality.

What to look for:

• Class C violations — "Immediately hazardous" (lead paint, no heat, gas leaks). Multiple open Class C = major red flag.
• Class B violations — "Hazardous" conditions. Concerning if many are open.
• Violation patterns — Same issues year after year indicate a landlord who does not fix problems.
• Resolution time — Good landlords fix violations quickly. Check dates.

2. 311 Complaint History

When tenants have issues, they call 311. The complaint history reveals patterns of heat outages, pest infestations, noise, and other quality-of-life problems.

Red flags: Repeated heat/hot water complaints every winter, multiple pest complaints, or complaints that go unresolved for weeks.

3. ACRIS Ownership Records

ACRIS (Automated City Register Information System) shows who owns the building, how long they have owned it, and whether there are liens or mortgages.

What to look for:

• LLC ownership — Common and legal, but can make it harder to identify the actual landlord. Google the LLC name.
• Recent sales — A building sold in the last 1-2 years may be undergoing changes.
• Liens — Tax liens or mechanic's liens may indicate financial problems.

4. Housing Court Records

Check if the landlord has a history of tenant lawsuits. Patterns of harassment cases, illegal lockouts, or security deposit disputes are serious red flags.

Note: Many eviction cases are landlords pursuing non-paying tenants, which is normal. Look for patterns of tenant-initiated cases alleging harassment or habitability issues.

5. Google and News Search

Sometimes the simplest research is the most revealing. Search the landlord's name and the building address.

• Search: "[Landlord Name]" NYC landlord
• Search: "[Building Address]" complaints OR violations
• Check sites like "Who's Your Landlord" and Reddit r/AskNYC

Major landlords with bad reputations often have news coverage. Small landlords may have online reviews or complaints.

The Problem: This Takes Hours

Researching a single landlord across all these databases can take 2-3 hours. And if you are looking at multiple apartments, the time adds up fast.

Most renters skip this research entirely — and regret it when problems emerge after they have signed a lease.

What the Data Tells You

Signs of a Good Landlord

• Few or no open HPD violations
• Violations get resolved quickly (within weeks, not months)
• 311 complaints are rare and addressed promptly
• Long-term stable ownership (5+ years)
• Building has recent capital improvements (new boiler, roof, etc.)
• Responsive to questions during your apartment tour

Signs of a Problem Landlord

• 10+ open HPD violations, especially Class C
• Same violations appearing year after year (never fixed)
• Pattern of heat/hot water complaints every winter
• Multiple tenant lawsuits for harassment or illegal practices
• Building sold multiple times in recent years
• Evasive or hostile when you ask questions

Yellow Flags (Investigate Further)

• LLC ownership — not bad, but research who is behind it
• Building sold in last 12 months — new owner may improve or neglect
• Some violations but all recently closed — may indicate recent improvements
• Mixed reviews online — talk to current tenants if possible

Questions to Ask Current Tenants

If you can, knock on a neighbor's door or catch someone in the lobby. Ask:

• "How long have you lived here?"
• "How is the heat in winter?"
• "How quickly does management respond to repairs?"
• "Have you had any issues with pests?"
• "Would you recommend this building?"

Current tenants have no incentive to lie. Their answers are often more valuable than any database.

Questions to Ask the Landlord

Armed with your research, ask pointed questions:

• "I saw there were heat complaints last winter. Has that been addressed?"
• "What is the typical turnaround time for maintenance requests?"
• "How do I reach you or the super in an emergency?"
• "Is there any planned construction or renovation?"
• "How long have most tenants been in the building?"

A good landlord will answer directly. Evasive or defensive responses are a red flag.

Frequently Asked Questions

Can I run a background check on my landlord?

Not in the traditional sense (criminal records, credit). But you can research their building's violation history, complaint records, and lawsuit history — which tells you more about how they treat tenants anyway.

What if the building is owned by an LLC?

LLCs are legal and common for liability protection. Google the LLC name to find who is behind it. You can also search ACRIS for the registered agent's name. Some LLCs are run by professional management companies (often fine); others are used to obscure accountability (potential red flag).

How many violations is too many?

Context matters. Older buildings naturally accumulate more violations over time. Focus on: (1) open violations, especially Class C; (2) patterns of the same issues recurring; (3) how quickly violations get resolved. A building with 5 violations closed within 30 days is better than one with 2 violations open for 6 months.

What if I find problems but love the apartment?

Weigh the risks. Minor issues in an otherwise good building may be acceptable. Chronic heat problems or multiple Class C violations are not. You can also use what you find as negotiating leverage — ask for a shorter lease term or rent reduction if there are documented issues.

The Bottom Line

Your landlord is the person (or company) responsible for keeping your home safe and livable. Spending 30 minutes researching their track record can save you months of headaches.

The data is all public. A landlord with nothing to hide will not mind that you checked. And if your research raises red flags, you have just saved yourself from signing a lease you would regret.