ART 09811 Q; ART 10031 Q
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433



          ----------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW 
          APPEAL OF                               DOCKET NO.: ART 09811 Q;
                                                              ART 10031 Q
                      ELENA KILLIAN,
                                                  DRO DOCKET NO.: QCS 000863 OM

                                  PETITIONER
          ----------------------------------X                                   


                  ORDER AND OPINION DENYING ADMINISTRATIVE APPEALS


          On  May  1,  1986  the  above-named  petitioner-tenant  filed  an
          Administrative Appeal against an order issued on April  16,  1986
          by the District Rent Administrator  (Gertz  Plaza,  Jamaica,  New
          York) concerning the housing accommodations  known  as  148-07/35
          Bayside Avenue, Flushing, New York, Apartment  14U,  wherein  the
          Administrator  granted  Major  Capital  Improvement  (MCI)   rent
          increases for the controlled and  stabilized  apartments  in  the
          subject premises  based  on  the  replacement  of  the  roof  and
          walkways at the premises.

          The owner  commenced  the  proceeding  below  by  filing  an  MCI
          application with the Administrator based on  the  replacement  of
          the roof, the walkways, and sidewalks at  the  subject  building.
          Three tenants (not including the petitioner herein)  objected  to
          the application, stating that the maintenance  of  the  sidewalks
          and walkways is the responsibility of the landlord, and the  cost
          of same should not be passed on to the tenants.

          The  District  Rent  Administrator's  order,   appealed   herein,
          partially granted the owner's application, disallowing  increases
          for the replacement of the sidewalks as not constituting an MCI.

          Inadvertently,  two  docket  numbers   were   assigned   to   the
          petitioner's appeal against the Administrator's order.   The  two
          dockets  are  consolidated  in  this  proceeding  for  a  uniform
          disposition herein.



          On appeal, the petitioner-tenant contends, in substance, that:

               (A)  The owner is increasing  the  rent  for  fixing
                    the  roof  which  leaked  for   eight   months,
                    causing considerable property damage;

               (B)  The stove is defective; and







          ART 09811 Q; ART 10031 Q
               (C)  The shower is defective.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner  is  of  the  opinion  that  the  administrative
          appeals should be denied.

          The  record  discloses  that  the  owner  substantiated  its  MCI
          application  in  the  proceeding  below  by  submitting  to   the
          Administrator  documentation  in  support  of  the   application,
          including copies of the contractors'  proposals,  certifications,
          and cancelled checks for the work in question.

          Furthermore, the petitioner's  contentions  are  raised  for  the
          first time on this appeal, and  therefore  cannot  be  considered
          herein.  In addition, these contentions (the roof leak  prior  to
          the improvement, the stove, and the shower)  do  not  negate  the
          validity of the work in question.

          On the basis of the entire evidence of record, it is  found  that
          the Administrator's order was correct and should be affirmed.

          THEREFORE, in accordance with the applicable  provisions  of  the
          Rent Stabilization Code and Operational Bulletin 84-1, it is

          ORDERED, that the Administrative Appeals be, and the same  hereby
          are denied; and that the Administrator's order be, and  the  same
          hereby is, affirmed.



          ISSUED:
                                                  ------------------------
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
           
             
                                          
    

TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name