DOC. NO.: ART 12966-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 12966-Q
                                                  D.R.O. ORDER NO.: 
               ALAN J. MALONEY,               :   ZAA-130095-B
                                  PETITIONER  :   OWNER: RICHARD ALBERT 
          ------------------------------------X

                       ORDER AND OPINION GRANTING PETITION FOR
                            ADMINISTRATIVE REVIEW IN PART

          On August 25, 1986, the above named petitioner-tenant filed a 
          Petition for Administrative Review against an order issued on July 
          25, 1986, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, concerning housing accommodations known as 
          various apartments, 94-05 222nd Street, Queens Village, New York, 
          wherein the Rent Administrator ordered the owner to repair cracked 
          window panes and replace missing lights in the 
          public hallways of the subject building.  However, the 
          Administrator found that a rent reduction was not warranted.

          The Commissioner has reviewed all of the evidence in the record 
          and has carefully considered that portion of the record relevant 
          to the issues raised by the administrative appeal.

          The tenant commenced this proceeding in January and February of 
          1986 by filing several service complaints, including the 
          allegations that certain hallway windows were cracked and certain 
          hallway lights were not functioning.  All the complaints were 
          consolidated under docket number AA-130095-B.  With his 
          complaint the tenant attached a copy of the owner's answer in a 
          different proceeding (QSC-OOO368-S) in which the owner stated 
          that the windows were not impaired by the cracks since they were 
          wired glass windows and had "passed dozens of building-wide 
          inspections" in the same condition.  Nevertheless, the owner 
          agreed to replace the cracked windows by the end of July 1985.  
          According to the 1986 complaint, the replacements had not been 
          made.  The complaint contains a photograph of a wired glass 
          window with two cracked panes.  (In Administrative Review Docket 
          Number ART 06180-Q it was found that the owner had repaired some 
          but not all of the cracked windows, and because the owner was in 
          "substantial compliance" with the Order in Proceeding Number QSC- 
          OOO368-S no rent reduction was warranted.)
















          DOC. NO.: ART 12966-Q

          Although the tenant complained of building-wide service 
          reductions, no other tenant joined in the complaints whose 
          resolution is herein under review.

          The tenant requested a rent reduction based upon the alleged 
          decreases in services.

          In answer to the complaint, the owner stated that the complaints 
          were part of a campaign to harass the owner, and that the 
          complaints regarded normal maintenance and did not warrant a rent 
          reduction.  The owner also stated that the issue of housing 
          maintenance was being covered in hearings under Docket Number 
          QCS OOO151-B.  (Division records indicate the specific complaints 
          of cracked windows and missing lights were not addressed in that 
          proceeding.)

          In Order Number ZAA-130095-B, the Rent Administrator determined, 
          after an inspection held May 7, 1986 that the hallways had 
          cracked window panes and missing lights, but did not order a rent 
          reduction.

          In this petition, the tenant contends that the Rent 
          Administrator's Order is incorrect and should be modified because 
          a rent reduction, when requested by a tenant in a service 
          complaint, is mandatory pursuant to the Omnibus Housing Act of 
          1983.

          In answer to this petition, the owner contends that the petition 
          should be denied because the complained of conditions are too 
          minor to warrant a rent reduction.  Indeed, the owner further 
          argues that the Administrator erred by ordering the cracked 
          windows replaced, attaching a copy of a 1958 Department of 
          Buildings memorandum which stated in part, that a cracked window 
          pane which was not loose did not constitute a violation of the 
          Multiple Dwelling Law.

          In addition, the owner repeats his allegations that the 
          complaints are part of a harassment campaign.

          In support of the allegations that minor service reductions do 
          not warrant a rent reduction the owner cites Administrative 
          Review Docket Number ARL 00752-L.

          The Commissioner is of the opinion that this petition should be 
          granted in part.






          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q





          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          The Administrative Review Order cited by the owner (ARL 00752-L, 




          DOC. NO.: ART 12966-Q
          issued February 21, 1986) did find that certain services 










          DOC. NO.: ART 12966-Q
          reductions (none of which involved  cracked windows or inadequate




          DOC. NO.: ART 12966-Q
          public hallway lighting) did not warrant a rent reduction.  










          DOC. NO.: ART 12966-Q
          However, in Hyde Park v. DHCR, 527 N.Y.S.2d 841 (1988), aff'd 541 




          DOC. NO.: ART 12966-Q
          N.Y.S.2d 345 (1989), the court held that Section 26-514 of the 










          DOC. NO.: ART 12966-Q
          Administrative Code of the City of New York requires a rent 




          DOC. NO.: ART 12966-Q
          reduction where an owner has been found to have not maintained 










          DOC. NO.: ART 12966-Q
          required services.




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          On October 27, 1987 the tenant responded to a request for 




          DOC. NO.: ART 12966-Q
          information stating that the windows had been repaired but the 










          DOC. NO.: ART 12966-Q
          missing light bulbs had not been replaced.




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          The Commissioner notes that the owner has not even alleged that 




          DOC. NO.: ART 12966-Q
          the bulbs have been replaced.  Accordingly, the Commissioner 










          DOC. NO.: ART 12966-Q
          finds that missing lights in public hallways, confirmed by an 




          DOC. NO.: ART 12966-Q
          inspection,  conducted months after the owner is put on notice of 










          DOC. NO.: ART 12966-Q
          the specific condition and where the owner has not even alleged 




          DOC. NO.: ART 12966-Q
          as part of the proceeding that the condition was remedied, 










          DOC. NO.: ART 12966-Q
          constitutes a reduction of required services and that a rent 




          DOC. NO.: ART 12966-Q
          reduction is mandated by the Hyde Park decision.  See Section 










          DOC. NO.: ART 12966-Q
          D26-19.03 of the Housing Maintenance Code.




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          Since the petitioner's apartment is subject to Rent Stabilization 




          DOC. NO.: ART 12966-Q
          the appropriate rent decrease is a Guidelines increase effective 










          DOC. NO.: ART 12966-Q
          the first rent payment date following service of the tenant's 




          DOC. NO.: ART 12966-Q
          complaint on the owner.  Accordingly, the rent reduction shall be 










          DOC. NO.: ART 12966-Q
          effective April 1, 1986.  This rent reduction shall not be 




          DOC. NO.: ART 12966-Q
          cumulative to any other rent reduction already in place for an 










          DOC. NO.: ART 12966-Q
          overlapping period for the subject apartment.




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          Since the rent reduction under the Stabilization Law is one 




          DOC. NO.: ART 12966-Q
          Guidelines increase regardless of the number of services 










          DOC. NO.: ART 12966-Q
          involved, the issue of the cracked glass, which admittedly has 




          DOC. NO.: ART 12966-Q
          been restored is rendered moot.










          DOC. NO.: ART 12966-Q





          DOC. NO.: ART 12966-Q
          THEREFORE, in accordance with the Rent Stabilization Law and 










          DOC. NO.: ART 12966-Q
          Code, it is




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          ORDERED, that this petition be, and the same hereby is, granted 




          DOC. NO.: ART 12966-Q
          in part and the Rent Administrator's order be, and the same 










          DOC. NO.: ART 12966-Q
          hereby is, modified in accordance with this Order and Opinion.




          DOC. NO.: ART 12966-Q











          DOC. NO.: ART 12966-Q
          ISSUED:




          DOC. NO.: ART 12966-Q
                                       










          DOC. NO.: ART 12966-Q
          ELLIOT SANDER




          DOC. NO.: ART 12966-Q
          Deputy Commissioner






    

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