What the record shows

Joseph Zitolo holds 184 buildings with a current record and 2,536 open violations between them. The weight is not even: 793 Fairmount Place accounts for 13% of it, while 63 of the 184 have nothing open at all. Tenants filed 4,453 complaints against these buildings in the last 12 months, spread across the portfolio rather than sitting in one address.

Where the buildings are 128 of the 184 buildings with a current record — 70% — are in Bronx, with the rest spread across two other boroughs. Manhattan accounts for 55; Brooklyn accounts for 1.

How the violations are distributed Open violations are not spread evenly across these buildings. 793 Fairmount Place alone carries 329 of them — 13% of everything open across the buildings with a current record — and 13 buildings hold half of the total. Behind it sit 2147 Honeywell Avenue with 128 and 2339 Prospect Avenue with 99.

Violations per apartment Across 5,596 apartments the portfolio runs 0.45 open violations per unit. 23 buildings average at least one open violation for every apartment in them.

The split inside the portfolio 63 of the 184 buildings with a current record have nothing open against them today, while 121 do. Portfolio-level averages hide that split, which is why the list is worth reading one row at a time.

What tenants called in Tenants filed 4,453 complaints against these buildings in the last 12 months, or 0.80 per apartment. The heaviest was 401 Bronx River Avenue with 307. Complaints and violations are separate records — a complaint that closed without an inspector getting inside leaves no violation behind it.

Age of the stock The median building here went up in 1923, and 170 of 184 predate 1960. Pre-1960 buildings carry lead-paint and window-guard obligations that newer stock does not, which shapes what turns up in an inspection.

How long things stay open The longest-standing open item in the portfolio is at 793 Fairmount Place and has been open 4.0 years. An old open violation is not a paperwork lag — it is a condition the city recorded and has not been shown to be corrected.

What has moved in the last two years 5,561 violations were written against these buildings in the last 24 months. 4,073 of them — 73% — have since been cleared, and 1,485 are still open. That ratio moves between city sweeps, which is why a standing total on its own says less than it looks like it does.

How buildings are linked: by HPD registration, deed, or a confirmed parent company. Being named as a head officer or managing agent is not the same as owning.

Joseph Zitolo

NYC landlord portfolio: 184 buildings we track, with violations, complaints and repair history for each.

Adding violation and complaint figures…