Three families

448 WEST 25 STREET

MANHATTAN · BIN 1012813

💬 Discuss this project

1900Year Built

3Stories

C0Building Class

R7BZoning

2,666 sfGross Floor Area

3Units

Rent Stabilized8 Open Violations ▸

Three families · Owner of record: GEODUCK 25TH LLC · 1,925 sf lot · 1.38 FAR built · Flood zone X

Locations of Work

StructuralPlumbingFire Protection

Roof1p · 1 filing · 11 docs

Bulkhead2p · 1 filing · 11 docs

Floor 61p · 1 filing · 11 docs

Floor 52p · 1 filing · 11 docs

Floor 41p · 1 filing · 11 docs

Floor 31p · 1 filing · 11 docs

Floor 21p · 1 filing · 11 docs

Floor 1

Cellar4p · 1 filing · 11 docs

▾Owner History (Filing Record)

Companies and organizations named on filings. Individual owners are not shown.

Owner	Filings	Most Recent
GEODUCK 25TH LLC	12	03/22/2026
HAPPY GARDEN CONSTRUCTION	3	03/22/2026
HAPPY GARDEN CONSTR	1	03/22/2026

▾Sales History (ACRIS)

Date	Price	Unit	Seller → Buyer	$/sf
03/10/2022	$4.0M	—	— → —	$1,491/sf building
10/07/2019	$4.8M	—	Private party → 448 HOLDINGS LLC	$1,800/sf building

▾Design Consultants (Architect / Engineer of Record)

Firm	Filings	Most Recent
ATELIER XIA DONG	4	03/20/2024
MW PROFESSIONAL ENGINEERING, P.C.	1	02/22/2024

▾Filing Representatives (Expediters)

Representative	Filings	Most Recent
K A INTERIOR DESIGN	2	03/21/2026

Building Lifecycle

All (52)Filed (5)Violation (20)Objection (8)Special Inspection (19)

04/29/2026

Violation issued (HPD, open)

11/17/2025

Violation issued (HPD, open)

06/04/2025

Violation issued (HPD, open)

04/01/2024

Violation issued (HPD, open)

03/20/2024

Filed — ALT-CO - New Building with Existing Elements to Remain

VERTICAL ENLARGEMENT, INTERIOR RENOVATION OF AN EXISTING 3-STORY, 3-FAMILY TOWNHOUSE. CHANGE OF CERTIFICATE OF OCCUPANCY AND EGRESS.

M08030471-S8

03/19/2024

Filed — ALT-CO - New Building with Existing Elements to Remain

VERTICAL ENLARGEMENT, INTERIOR RENOVATION OF AN EXISTING 3-STORY, 3-FAMILY TOWNHOUSE. CHANGE OF CERTIFICATE OF OCCUPANCY AND EGRESS.

M08030471-S6

03/19/2024

Filed — ALT-CO - New Building with Existing Elements to Remain

VERTICAL ENLARGEMENT, INTERIOR RENOVATION OF AN EXISTING 3-STORY, 3-FAMILY TOWNHOUSE. CHANGE OF CERTIFICATE OF OCCUPANCY AND EGRESS.

M08030471-S7

03/07/2024

Objection resolved — Addressed

02/26/2024

Objection raised — Energy

02/22/2024

Filed — ALT-CO - New Building with Existing Elements to Remain

VERTICAL ENLARGEMENT, INTERIOR RENOVATION OF AN EXISTING 3-STORY, 3-FAMILY TOWNHOUSE. CHANGE OF CERTIFICATE OF OCCUPANCY AND EGRESS.

M08030471-S5

02/15/2024

Special inspection requirement — Maintenance information

02/15/2024

Special inspection requirement — HVAC-R and service water heating system controls

02/15/2024

Special inspection requirement — HVAC-R and service water piping design and insulation

02/15/2024

Special inspection requirement — Duct leakage testing, insulation and design

02/15/2024

Special inspection requirement — Ventilation and air distribution system

02/15/2024

Special inspection requirement — HVAC-R and service water heating equipment

02/15/2024

Special inspection requirement — Shutoff dampers

02/15/2024

Special inspection requirement — Mechanical Systems

02/15/2024

Special inspection requirement — Fire-Resistant Penetrations and Joints

02/15/2024

Special inspection requirement — Heating Systems

02/15/2024

Special inspection requirement — Post-installed Anchors

02/15/2024

Special inspection requirement — Final

02/15/2024

Special inspection requirement — Energy Code Compliance Inspections

02/08/2024

Special inspection requirement — Structural Steel - Details

02/08/2024

Special inspection requirement — Structural Stability – Alterations of existing buildings

02/08/2024

Special inspection requirement — Concrete - Cast-In-Place

02/08/2024

Special inspection requirement — Final

02/08/2024

Special inspection requirement — Footing and Foundation

02/08/2024

Special inspection requirement — Structural Cold-Formed Steel

11/15/2023

Violation issued (HPD, closed)

11/15/2023

Objection resolved — Addressed

11/05/2023

Objection resolved — Addressed

11/05/2023

Objection resolved — Addressed

07/03/2023

Objection raised — Admin

07/03/2023

Objection raised — Zoning

07/03/2023

Objection raised — Zoning

06/21/2023

Filed — ALT-CO - New Building with Existing Elements to Remain

VERTICAL ENLARGEMENT, INTERIOR RENOVATION OF AN EXISTING 3-STORY, 3-FAMILY TOWNHOUSE. CHANGE OF CERTIFICATE OF OCCUPANCY AND EGRESS.

M08030471-I1

03/15/2023

Violation issued (HPD, open)

11/02/2022

Violation issued (HPD, closed)

02/16/2022

Violation issued (HPD, closed)

02/16/2022

Violation issued (HPD, open)

04/01/2021

Violation issued (HPD, open)

04/01/2021

Violation issued (HPD, closed)

10/25/2019

Violation issued (HPD, closed)

10/10/2018

Violation issued (HPD, closed)

11/06/2017

Violation issued (HPD, closed)

10/26/2016

Violation issued (HPD, closed)

07/25/2016

Violation issued (ECB, closed)

Construction

07/15/2016

Violation issued (ECB, closed)

Construction

07/15/2016

Violation issued (ECB, closed)

Construction

07/15/2016

Violation issued (ECB, closed)

Construction

02/12/2000

Violation issued (HPD, open)

Permit / Filing Register

Source	Work Type	Status	Applicant	Issued
BIS	PL	ISSUED	SO PLUMBING & HEATING INC	11/14/2016
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	08/03/2016
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	08/02/2016
BIS	MH	ISSUED	HAPPY GARDEN CONSTR. CORP	08/02/2016
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	07/26/2016
BIS	EQ	ISSUED	REPUBLIC SCAFFOLD&HOIST C	07/12/2016
BIS	EQ	ISSUED	HAPPY GARDEN CONSTR. CORP	01/19/2016
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	01/19/2016
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	12/03/2015
BIS	PL	ISSUED	V.A.L. PLUMBING & HTG COR	07/06/2015
BIS	MH	ISSUED	HAPPY GARDEN CONSTR. CORP	06/12/2015
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	06/12/2015
BIS	OT	ISSUED	HAPPY GARDEN CONSTR. CORP	06/05/2015
BIS	EQ	ISSUED	BAY RESTORATION CORP	04/22/2013
BIS	PL	ISSUED	DV PLUMBING INC	02/10/2000
BIS	—	ISSUED	DAVID WATSON	01/24/2000

1 job · most recent 03/20/2024

Sprinkler System

Filed	Status	Contractor	Scope
03/20/2024	—	—	Sprinkler System

1 job · most recent 03/20/2024

Steel Concrete

Filed	Status	Contractor	Scope
03/20/2024	—	—	Steel, Concrete

▾Special Inspection Requirements (DOB NOW) — 19

Date	Requirement	Inspector	Role
02/15/2024	Maintenance information	—	energy_progress
02/15/2024	HVAC-R and service water heating system controls	—	energy_progress
02/15/2024	HVAC-R and service water piping design and insulation	—	energy_progress
02/15/2024	Duct leakage testing, insulation and design	—	energy_progress
02/15/2024	Ventilation and air distribution system	—	energy_progress
02/15/2024	HVAC-R and service water heating equipment	—	energy_progress
02/15/2024	Shutoff dampers	—	energy_progress
02/15/2024	Mechanical Systems	—	special
02/15/2024	Fire-Resistant Penetrations and Joints	—	special
02/15/2024	Heating Systems	—	special
02/15/2024	Post-installed Anchors	—	special
02/15/2024	Final	—	progress
02/15/2024	Energy Code Compliance Inspections	—	progress
02/08/2024	Structural Steel - Details	—	special
02/08/2024	Structural Stability – Alterations of existing buildings	—	special
02/08/2024	Concrete - Cast-In-Place	—	special
02/08/2024	Final	—	progress
02/08/2024	Footing and Foundation	—	progress
02/08/2024	Structural Cold-Formed Steel	—	special

▾Documents — 136 on file (BIS + DOB NOW)

▸Applications & Permits35

▸BISPLAN / WORK APPROVAL APPLICATION20

02/14/2022121596727Open ↗

12/09/2021122811216Open ↗

12/20/2016122149380Open ↗

Showing 3 of 20 on file for this type

▸BISWORK PERMIT APPLICATION14

11/22/2016122149380Open ↗

08/10/2016122149380Open ↗

08/09/2016122149380Open ↗

Showing 3 of 14 on file for this type

▸BISNon-Directive 14 Construction Sign Off Including Sign Applications1

05/08/2017122149380Open ↗

▸Zoning, Tax Lot & Property Records6

▸BISZONING DIAGRAM2

03/18/2015122149380Open ↗

03/12/2015122149380Open ↗

▸BISZONING EXHIBIT I- CERTIFICATION1

03/02/2015122149380Open ↗

▸BISZONING EXHIBIT III- DESC & OWNERSHIP STMNT1

03/02/2015122149380Open ↗

▸BISZoning Diagram (ZD1)1

10/11/2014122149380Open ↗

▸DOB NOWZD1: DOB Zoning Diagram1

08/13/2026M08030471-I1Open ↗

▸Seals & Professional Certifications30

▸BISTECHNICAL REPORT: RESPONSIBILITY/CERTIFICATION18

03/01/2017122149380Open ↗

01/23/2017140447416Open ↗

Showing 3 of 18 on file for this type

▸DOB NOWDPL-1: Design Professional Seal & Signature5

08/13/2026M08030471-S6Open ↗

08/13/2026M08030471-S8Open ↗

08/13/2026M08030471-I1Open ↗

Showing 3 of 5 on file for this type

▸BISPROFESSIONAL CERTIFICATION STATEMENT2

07/13/2016122811216Open ↗

01/09/2016140447416Open ↗

▸BISPROFESSIONAL CERTIFIED CHECKLIST2

07/13/2016122811216Open ↗

04/25/2013121596727Open ↗

▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY1

01/09/2016140447416Open ↗

▸BISPROFESSIONAL CERTIFICATION STATEMENT FORM1

04/25/2013121596727Open ↗

▸BISREQUIRED ITEMS CHECKLIST FOR PROFESSIONAL CERTIFICATION1

01/09/2016140447416Open ↗

▸Trade Schedules & Equipment2

▸BISSCHEDULE B - PLUMBING/SPRINKLER/STANDPIPE2

12/20/2016122149380Open ↗

10/02/2014122149380Open ↗

▸Safety & Tenant Protection1

▸BISTenant Protection Plan and Notes1

07/13/2016122811216Open ↗

▸Environmental & Asbestos3

▸BISASBESTOS: CERTIFICATION (DEP ACP5)3

01/09/2016140447416Open ↗

10/02/2014122149380Open ↗

03/11/2015122149380Open ↗

▸Energy Compliance15

▸BISTECHNICAL REPORT: ENERGY CODE PROGRESS INSPS11

03/01/2017122149380Open ↗

01/23/2017140447416Open ↗

12/01/2015122149380Open ↗

Showing 3 of 11 on file for this type

▸BISAS-BUILT ENERGY ANALYSIS2

03/01/2017122149380Open ↗

01/23/2017140447416Open ↗

▸BISTECHNICAL REPORT: ENERGY CODE - RESPONSIBILITY1

01/09/2016140447416Open ↗

▸BISTECHNICAL REPORT STATEMENT OF RESPONSIBILITY FOR ENERGY CODE PROGRESS INSPECTIONS1

01/09/2016140447416Open ↗

▸Inspections & Test Reports7

▸BISTECHNICAL REPORT: RESPONSIBILITY6

02/11/2022121596727Open ↗

02/10/2022121596727Open ↗

12/13/2021122811216Open ↗

Showing 3 of 6 on file for this type

▸BISINSPECTION REPORT - SUPPORTING DOCUMENTATION1

03/01/2017122149380Open ↗

▸Approvals, Objections & Sign-offs8

▸BISCERTIFICATE OF OCCUPANCY/LOC: REQUEST5

02/14/2022121596727Open ↗

12/13/2021122811216Open ↗

05/08/2017122149380Open ↗

Showing 3 of 5 on file for this type

▸BISFINAL1

12/13/2021122811216Open ↗

▸BISADMINISTRATIVE OBJECTIONS1

04/25/2013121596727Open ↗

▸BISSUPERSEDING LETTER1

11/22/2016122149380Open ↗

▸Cost, Insurance & Ownership8

▸BISCOST AFFIDAVIT6

03/01/2017122149380Open ↗

01/23/2017140447416Open ↗

01/09/2016140447416Open ↗

Showing 3 of 6 on file for this type

▸BISPROJECT-SPECIFIC GL INSURANCE2

08/15/2016122149380Open ↗

06/16/2015122149380Open ↗

▸Filing & Intake Forms15

▸BISADDITIONAL INFORMATION9

10/06/2016122149380Open ↗

10/04/2016140447416Open ↗

04/21/2016122149380Open ↗

Showing 3 of 9 on file for this type

▸BISEFILING COVER SHEET5

07/13/2016122811216Open ↗

10/02/2014122149380Open ↗

Showing 3 of 5 on file for this type

▸BISEFILING JOB APPLICATION COVER SHEET1

01/09/2016140447416Open ↗

▸Other Documents6

▸DOB NOWLocal Law 92/94 of 2019 Sustainable Roof Zone2

08/13/2026M08030471-S5Open ↗

08/13/2026M08030471-I1Open ↗

▸DOB NOWSite Survey: Initial2

08/13/2026M08030471-S5Open ↗

08/13/2026M08030471-I1Open ↗

▸BISEXTERNAL FORMS - SUPPORTING DOCUMENTATION1

01/23/2017140447416Open ↗

▸DOB NOWProperty Ownership Certification1

08/13/2026M08030471-I1Open ↗