# 188 Spring Street, Manhattan, NY 10012

BBL 1004890022 · Block 489 · Lot 22 · BIN 1007357  
Canonical page: https://nycpropertyfacts.com/ny/manhattan/188-spring-street-1004890022  
Last updated: 2026-11-02 · Open-item counts as of 2026-11-06

## Summary

188 Spring Street (Manhattan, NY 10012; tax lot BBL 1004890022) is a two-family home (building class B3: two-family home converted from one-family), built around 1824, on a 2,063 sq ft lot zoned R7-2. City tax records list the owner as 188 SPRING BH LLC; per ACRIS, a deed to this owner dated July 16, 2024 lists a price of $400,000. The Department of Finance's final market value for tax year 2027 is $6,439,000. As of November 6, 2026, NYC Open Data shows five DOB jobs with a permit issued but no sign-off, three active DOB violations, four active ECB violations and 35 OATH tickets with an unpaid balance. There were 17 311 requests in the past 12 months and no HPD complaints since 2019. (Source: NYC Open Data — DOB, HPD, OATH, DOF, DCP and ACRIS datasets — compiled by NYC Property Facts.)

How to cite: NYC Property Facts, “188 Spring Street, Manhattan, NY 10012 (BBL 1004890022)”, data as of 2026-11-06, https://nycpropertyfacts.com/ny/manhattan/188-spring-street-1004890022. Source: NYC Open Data.

## Neighborhood

SoHo-Little Italy-Hudson Square: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square

- Open HPD violations: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square/open-hpd-violations
- Active DOB violations: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square/active-dob-violations
- Active ECB violations: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square/active-ecb-violations
- Open DOB jobs: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square/open-dob-jobs
- Unpaid OATH tickets: https://nycpropertyfacts.com/ny/manhattan/neighborhoods/soho-little-italy-hudson-square/unpaid-oath-tickets

## Open items

| Item | Count |
|---|---|
| Open DOB jobs (permit issued, not signed off) | 5 |
| Active DOB violations | 3 |
| Active ECB violations | 4 |
| Open HPD violations | 0 |
| OATH tickets with unpaid balance | 35 |

## Lot & building

- Owner of record: 188 SPRING BH LLC
- Building class: B3 – Two-family home converted from one-family
- Year built: 1824
- Floors: 4
- Units: 2 residential / 2 total
- Lot area: 2,063 sq ft · Building area: 2,239 sq ft
- Zoning: R7-2, C1-5
- Source: PLUTO (Dept. of City Planning) (https://data.cityofnewyork.us/d/64uk-42ks), data as of 2026-11-06

## Tax assessment

- Tax year 2027 (final roll): market value $6,439,000, assessed value $386,340, tax class 1
- Source: DOF Property Valuation and Assessment Data (https://data.cityofnewyork.us/d/8y4t-faws)

## Sales & deeds (ACRIS)

Deeds recorded with the City Register. amount 0 usually means a non-market transfer. lots_in_deed > 1 means the price covers several lots.

| Date | Status | Description | Source |
|---|---|---|---|
| 2024-07-16 | recorded (DEED) | DEED dated 2024-07-16 from SPRING STREET OWNER LLC to 188 SPRING BH LLC, stated price $400,000. | bnx9-e6tj |
| 2022-11-15 | recorded (CORRD) | CORRD dated 2022-11-15 from SPRING STREET OWNER LLC to 188 SPRING BH LLC, no price stated ($0). | bnx9-e6tj |
| 2022-02-18 | recorded (DEED) | DEED dated 2022-02-18 from SPRING STREET OWNER LLC to 188 SPRING BH LLC, stated price $6,000,000. | bnx9-e6tj |
| 2020-10-09 | recorded (DEED) | DEED dated 2020-10-09 from SPRING STREET OWNER LLC to SPRING STREET OWNER LLC, no price stated ($0) for a deed covering 4 lots. | bnx9-e6tj |
| 2020-06-12 | recorded (DEED) | DEED dated 2020-06-12 from 182-186 SPRING STREET LLC to SPRING STREET OWNER LLC, no price stated ($0) for a deed covering 4 lots. | bnx9-e6tj |
| 2017-06-08 | recorded (DEED) | DEED dated 2017-06-08 from 188 SPRING HOLDINGS LLC to 182-186 SPRING STREET LLC, stated price $8,000,000 for a deed covering 2 lots. | bnx9-e6tj |
| 2014-12-18 | recorded (DEED) | DEED dated 2014-12-18 from THE KENNETH REISDORFF REVOCABLE TRUST; REISDORFF-PARKER, TRUSTEE, JULIE to 188 SPRING HOLDINGS LLC, stated price $6,500,000 for a deed covering 2 lots. | bnx9-e6tj |
| 2014-07-02 | recorded (CORRD) | CORRD dated 2014-07-02 from REISDORFF-PARKER, EXECUTOR, JULIE; REISDORFF-PARKER, JULIE; ESTATE OF KENNETH REISDORFF to REISDORFF-PARKER, TRUSTEE, JULIE; THE KENNETH REISDORFF REVOCABLE TRUST, no price stated ($0) for a deed covering 2 lots. | bnx9-e6tj |
| 2013-03-19 | recorded (DEED) | DEED dated 2013-03-19 from KENNETH REISDORFF, EXECUTOR; ESTATE OF BERRY REISDORFF; ESTATE OF BERENICE REISDORFF; REISDORFF, KENNETH to THE KENNETH REISDORFF REVOCABLE TRUST; KENNETH REISDORFF, TRUSTEE; JULIE REISDORFF-PARKER, TRUSTEE, no price stated ($0). | bnx9-e6tj |

## Open DOB jobs and recent work permits

A DOB "job" is an application to do construction work. status "open" = a permit was issued but DOB has no record of final sign-off. Work permits are listed with type "work_permit" and their DOB permit status (they are not counted as open items).

| Date | Status | Description | Source |
|---|---|---|---|
| 2025-05-09 | open (Permit Entire) | DOB NOW job filing M01216354-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2025-03-28 | open (Permit Entire) | DOB NOW job filing M01199113-I1 (Alteration): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2024-05-24 | open (Permit Entire) | DOB NOW job filing M00782747-S6 (ALT-CO - New Building with Existing Elements to Remain): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2024-05-24 | open (Permit Entire) | DOB NOW job filing M00782747-S3 (ALT-CO - New Building with Existing Elements to Remain): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2022-09-19 | open (Permit Entire) | DOB NOW job filing M00782747-I1 (ALT-CO - New Building with Existing Elements to Remain): Permit Entire — permit issued, no sign-off on record. | w9ak-ipjd |
| 2026-06-22 | n/a (Permit Issued) | DOB NOW work permit for job M01199113-I1: Sidewalk Shed — INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF 2022 THE…. Issued 2026-06-22, expires 2026-09-20. | rbx6-tga4 |
| 2026-06-01 | n/a (Permit Issued) | DOB NOW work permit for job M01216354-I1: Supported Scaffold — PROPOSED INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. WORK SHALL COMPLY WITH CHAPTER #33 OF 2022 THE NYC BUILDING CODE. NO CHANGE IN USE, OCCUPANCY, O…. Issued 2026-06-01, expires 2027-06-01. | rbx6-tga4 |
| 2026-03-31 | n/a (Permit Issued) | DOB NOW work permit for job M01199113-I1: Sidewalk Shed — INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF 2022 THE…. Issued 2026-03-31, expires 2026-06-29. | rbx6-tga4 |
| 2025-05-12 | n/a (Permit Issued) | DOB NOW work permit for job M01216354-I1: Supported Scaffold — PROPOSED INSTALLATION OF TEMPORARY PIPE SCAFFOLD AS PER PLANS. WORK SHALL COMPLY WITH CHAPTER #33 OF 2022 THE NYC BUILDING CODE. NO CHANGE IN USE, OCCUPANCY, O…. Issued 2025-05-12, expires 2026-05-12. | rbx6-tga4 |
| 2025-03-28 | n/a (Permit Issued) | DOB NOW work permit for job M01199113-I1: Sidewalk Shed — INSTALLATION OF TEMPORARY HEAVY DUTY SIDEWALK SHED AS PER PLANS. NO CHANGE IN USE, EGRESS OR OCCUPANCY. SIDEWALK SHED SHALL COMPLY WITH CHAPTER #33 OF 2022 THE…. Issued 2025-03-28, expires 2026-03-28. | rbx6-tga4 |
| 2025-01-06 | n/a (Permit Issued) | DOB NOW work permit for job M00782747-S6: Support of Excavation — SUPPORT OF EXCAVATION FOR PROPOSED HORIZONTAL BUILDING EXTENSION.. Issued 2025-01-06, expires 2026-01-06. | rbx6-tga4 |

## Open violations (DOB, ECB, HPD)

status "open" = DOB violation category is ACTIVE, ECB violation status is ACTIVE, or HPD violation status is Open.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-08-19 | open (V-DOB VIOLATION - ACTIVE) | DOB violation (C-CONSTRUCTION OTHER OPTIONAL): DUE TO WITHDRAWAL OF APPLICANT , DEPARTMENT OF BUILDINGS ORDERS YOU TO STOP ALL WORK AND JOBS IN CONNECTION WITH APPLICATION #M00889581-I1 IMMEDIATELY.. Active — not recorded as resolved or dismissed. | 3h2n-5cm9 |
| 2023-03-16 | open (V-DOB VIOLATION - ACTIVE) | DOB violation (LANDMK-LANDMARK NONE). Active — not recorded as resolved or dismissed. | 3h2n-5cm9 |
| 2023-03-16 | open (V-DOB VIOLATION - ACTIVE) | DOB violation (LANDMK-LANDMARK NONE). Active — not recorded as resolved or dismissed. | 3h2n-5cm9 |
| 2025-07-30 | open (violation status ACTIVE; hearing status PENDING) | ECB (DOB) violation, class - 1: AT TIME OF INSPECTION, WORK DOES NOT CONFORM TO PLANS UNDER JOB #M00782747-S6-SE NO DETAILS EXPLAINING WORK AT EXPOSURE 3., CONFORM WORK TO APPROVED CONSTRUCTION DOCUMENTS/AMENDMENTS. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: hearing pending. | 6bgk-3dad |
| 2026-08-03 | open (violation status ACTIVE; hearing status DEFAULT; certification NO COMPLIANCE RECORDED) | ECB (DOB) violation, class - 2: AT TIME OF INSPECTION OBSERVED: FAILURE TO OBTAIN A TEMPORARY CONSTRUCTION FENCE PERMIT PRIOR TO INSTALLATION. OBSERVED CONSTRUCTION FENCE IN PLACE AT EXPO# 1& 4 REAR. UPON REVIEWING DEPARTMENT RECORD NO PERMIT. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: default (the respondent did not appear; the penalty was imposed by default). Certification of correction: no compliance recorded. Balance due $1,280. | 6bgk-3dad |
| 2026-09-22 | open (violation status ACTIVE; hearing status PENDING) | ECB (DOB) violation, class - 2: AT TIME OF INSPECTION OBSERVED: SIDEWALK SHED/OHP IN PLACE AT EXPO# 1 WITH PERMIT# M01199113-I1-SH UPON REVIEW DEPARTMENT RECORD IT APPEAR PERMIT EXPIRED ON 09/20/2026. CREATING AN UNSAFE CONDITION, NO SUPERVIS. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: hearing pending. Balance due $1,250. | 6bgk-3dad |
| 2026-10-22 | open (violation status ACTIVE; hearing status PENDING) | ECB (DOB) violation, class - 2: AT THE TIME OF INSPECTION, OBSERVED SIDEWALK SHED IN PLACE. UPON REVIEW OF DEPARTMENT RECORDS, IT WAS DETERMINED THAT PERMIT #M01199113-I1-SH EXPIRED ON 09/20/2026, CONTRARY TO BC 106.8.2, CREATING INTEGRITY AN. Violation status (DOB): active (open; not resolved in DOB records). Hearing/penalty status: hearing pending. Balance due $1,250. | 6bgk-3dad |

## OATH tickets with unpaid balance or pending

status "open" = balance due > $0 after a decision (cases awaiting a hearing are "pending"). default=true means the respondent did not appear.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-08-03 | open (DEFAULTED · DEFAULTED) | OATH ticket from Dept. Of Buildings: FAIL 2 OBTAIN TEMP CONST PERMIT PRIOR 2 INSTALL USE TEMP CONST.EQUIP. Unpaid balance $1,280. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-07-13 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $80. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-07-09 | open (DEFAULTED · DEFAULTED) | OATH ticket from Dos - Enforcement Agents: DIRTY SIDEWALK. Unpaid balance $80. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-06-18 | open (DEFAULTED · DEFAULTED) | OATH ticket from Dos - Enforcement Agents: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $80. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-06-15 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $80. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-06-08 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: IMPROPER DISPOSAL--BEDDING 1ST OCCURRENCE. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-06-04 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: LOOSE RUBBISH 1ST OCCURRENCE. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-05-19 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: IMPROPER DISPOSAL--BEDDING 1ST OCCURRENCE. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-05-06 | open (DEFAULTED · DEFAULTED) | OATH ticket from Dos - Enforcement Agents: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-30 | open (DEFAULTED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-23 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: STORAGE OF RECEPTACLES NON-COLLECTION DAY. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-22 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-17 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: LOOSE RUBBISH 1ST OCCURRENCE. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-15 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-15 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-11 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: DIRTY AREA. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-09 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: DIRTY SIDEWALK. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-04-01 | open (DOCKETED · DEFAULTED) | OATH ticket from Dos - Enforcement Agents: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-03-25 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |
| 2026-03-24 | open (DOCKETED · DEFAULTED) | OATH ticket from Sanitation Others: FAILURE TO CLEAN 18 INCHES INTO STREET. Unpaid balance $300. Respondent defaulted (did not appear). | jz4z-kudi |

Showing 20 of 44. Full list: https://nycpropertyfacts.com/api/v1/property/1004890022/hearings

## Complaints (HPD since 2019, 311 last 12 months)

Complaints are reports, not violations. status mirrors the published complaint / request status.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-10-21 | closed (Closed) | 311 request to DSNY: Dirty Condition – Trash. | erm2-nwe9 |
| 2026-10-21 | closed (Closed) | 311 request to DOB: General Construction/Plumbing – Sidewalk Shed/Pipe Scafford - Inadequate Defective/None. | erm2-nwe9 |
| 2026-10-12 | closed (Closed) | 311 request to DOB: General Construction/Plumbing – Building - Vacant, Open And Unguarded. | erm2-nwe9 |
| 2026-09-20 | closed (Closed) | 311 request to DOB: General Construction/Plumbing – Sidewalk Shed/Pipe Scafford - Inadequate Defective/None. | erm2-nwe9 |
| 2026-09-18 | closed (Closed) | 311 request to DSNY: Residential Disposal Complaint – Trash or Recycling Not Secure. | erm2-nwe9 |
| 2026-09-01 | closed (Closed) | 311 request to DOHMH: Rodent – Rat Sighting. | erm2-nwe9 |
| 2026-08-22 | closed (Closed) | 311 request to DSNY: Dirty Condition – Trash. | erm2-nwe9 |
| 2026-08-03 | closed (Closed) | 311 request to DOB: General Construction/Plumbing – Sidewalk Shed/Pipe Scafford - Inadequate Defective/None. | erm2-nwe9 |
| 2026-07-09 | closed (Closed) | 311 request to DOHMH: Rodent – Rat Sighting. | erm2-nwe9 |
| 2026-07-08 | closed (Closed) | 311 request to NYPD: Encampment – N/A. | erm2-nwe9 |
| 2026-07-08 | closed (Closed) | 311 request to DOB: General Construction/Plumbing – Debris - Excessive. | erm2-nwe9 |
| 2026-07-08 | closed (Closed) | 311 request to DSNY: Illegal Dumping – Removal Request. | erm2-nwe9 |
| 2026-07-07 | closed (Closed) | 311 request to DSNY: Residential Disposal Complaint – Waste Left in Front of Other Residence. | erm2-nwe9 |
| 2026-06-26 | closed (Closed) | 311 request to DOT: Street Condition – Blocked - Construction. | erm2-nwe9 |
| 2026-04-02 | closed (Closed) | 311 request to DSNY: Illegal Posting – Poster or Sign. | erm2-nwe9 |

Showing 15 of 17. Full list: https://nycpropertyfacts.com/api/v1/property/1004890022/complaints

## Owners & contacts

Owner of record comes from city tax records (PLUTO) and can lag behind recent sales.

| Date | Status | Description | Source |
|---|---|---|---|
| 2026-08-24 | current | City tax records (PLUTO) list the owner as 188 SPRING BH LLC. | 64uk-42ks |
| 2024-07-16 | recorded | Grantee (buyer) on the most recent deed (DEED, 2024-07-16). | 636b-3b5g |

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Independent site. Data from NYC Open Data; not affiliated with the City of New York. Not a title search or official record; verify with the issuing agency. JSON: https://nycpropertyfacts.com/api/v1/property/1004890022