Housing costs in New York City keep rising at the same rate as HPD violations. This year, not only has the #1 Worst Landlord amassed the most violations in history, but the #2 has also surpassed any previous owner in the top spot. To add insult to injury, both landlords are associated with the same company. The math is clearly not mathing.
So you found your landlord on this list or, even worse: they’re not on the list but you believe they definitely should be. What happens now?
Report, Report, Report!
Reporting unsafe, undignified conditions is the best way to start the process of holding bad landlords accountable. Please note: the city won’t know your building has issues unless you tell them. The Worst Landlord Watchlist is defined by how many reports of violations HPD (Housing Preservation & Development) receives. For more on how the list is built, visit the Watchlist About page.
If you’re experiencing quality or safety issues (heat, pests, etc.), tenant harassment, or housing discrimination, call 311 now. You can learn more about reporting housing violations in our Call It In, Call It Out! Blog post. Tenants can also request the visit of a Code Enforcement inspector on HPD’s website. Your landlord won’t be informed of the inspection date, but they will learn a complaint has been filed.
What Happens After a Complaint is Filed
Once you report an issue, HPD will investigate the complaint and issue a ticket if they find the owner is breaking the law. Violations should be corrected as soon as possible within the timeframe given by the agency. HPD will be in touch with both you and the building’s managing agent to follow up on the situation. You can check the status of your complaint by accessing HPD Online.
What if my Issue is not Fixed?
Some landlords might not take action even after being notified and fined (hence our Worst Landlord Watchlist), but that doesn’t mean your options for accountability are exhausted. If your issue is not addressed, your next step can be to:
- Contact us at 212-669-7250, gethelp@advocate.nyc.gov, or via our online Intake page.
- Contact your local representatives, including your Council Member.
- Seek legal action in Housing Court.
Please note your first stop must always be HPD or 311. When engaging the Office of the Public Advocate or a local representative, make sure to have your Service Request number at hand. It’s also helpful to document all your communications with your landlord and/or city agencies, especially if you need to resort to legal action.
What about NYCHA?
No, we did not forget about NYCHA. And yes, they are the worst landlords in New York City. But the Watchlist is based on the city’s data on private landlords. Public Housing data is calculated based on open work orders instead of violations issued by HPD. Now, that does not leave NYCHA off the hook, as the number of open work orders is alarmingly high year after year after year. Find resources for NYCHA tenants here. NYCHA tenants should also report issues and organize.
How to Seek Permanent Solutions
If you think you have one of the worst landlords, your neighbors probably do too – and the best way to build tenant power is to organize and do it together. Connect with your neighbors and consider forming a tenant association. You can also work with other housing coalitions such as:
- Tenant Bloc
- Housing Justice for All
- Goddard Riverside
- JustFix (especially helpful to find out who your landlord really is as shady companies tend to hide behind LLCs)
Organizing is hard work, but it brings results. In 2024, one of the most notorious names on the Worst Landlord Watchlist, Daniel Ohebshalom, was indicted for his egregious practices and tenant-harassment. If we can hold one landlord accountable, we can hold them all.
I’m Afraid of Retaliation. Should I Still Report?
The short answer is yes, but it’s understandable that you might feel anxious about it. Remember: Harassing a tenant is illegal. Know your rights before you report and keep these resources at hand should a landlord make attempts to retaliate:
- Report Tenant Harassment with HPD
- Legal Aid Society Tenant Harassment FAQ
- Initiate a Harassment Claim in Housing Court
- Your borough’s District Attorney’s office
The Need for Better Housing Policy
Reporting, organizing, and seeking legal action are crucial to holding landlords accountable, but it shouldn’t have to come down to this. The best way to ensure landlords treat their tenants fairly is to put policies in place that will force them to do the right thing at all times. Here’s what we’re currently doing and proposing for a fairer housing system in New York City:
- We passed half of the Worst Landlord Act, increasing the penalties for many violations issued by HPD and establishing a registry of the most hazardous buildings to bar landlords there from self-certifying repairs.
- The second bill of that Act, which has yet to pass, would require the Department of Housing Preservation and Development (HPD) to respond to complaints received about an immediately hazardous condition within 5 hours or about a hazardous condition within 48 hours of the complaint.
Photos: Caroll Andrewsk for the Office of the New York City Public Advocate
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