ADM. REVIEW DOCKET NO.: BA 110118 RO
                                    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.: BA  110118  RO
                          
                                              :
                                                 DRO       ORDER       NO.:
                                                 ZAB        120819        S
            CHI-MING               LIU               -                OWNER
                                                           
                                                  

                              PETITIONER      : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 15, 1987,  the  above-named  petitioner  filed  a
          Petition for Administrative Review against an order issued by the 
          Rent Administrator, 92-31 Union Hall Street,  Jamaica,  New  York
          concerning the housing accommodation known as 21-71 27th  Street,
          apartment  A-1,  Astoria,  New  York  wherein  the  Administrator
          determined that there  had  been  a  reduction  in  services  and
          reduced the rent.

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

               The  tenant  (Lucie  Jude)  commenced  this  proceeding   on
          February 3, 1986 by filing a complaint of a decrease in services, 
          alleging that the bathroom walls and ceiling were water  damaged.
          The tenant stated that although the  owner  had  sent  notice  by
          certified mail of its intent to make repairs on a specific  date,
          such notice, which had arrived  after  the  specified  date,  was
          inadequate.  The tenant requested a rent reduction.  On April 2, 
          1986, a copy of the complaint was sent to the owner. 








               In response, the owner stated that it was  willing  to  make
          repairs but that it had been unable to do so because  the  tenant
          had refused to provide access.  The  owner  submitted  copies  of
          three letters (mailed by certified mail to the tenant on  October
          15, 1985, November 12, 1985, and April 15, 1986) regarding access 
          to make repairs.   

               On August 8, 1986, a staff member of the  DHCR  conducted  a






          ADM. REVIEW DOCKET NO.: BA 110118 RO
          physical inspection  of  the  subject  premises.   The  inspector
          reported that due to a leak, the bathroom walls and  ceiling  had
          peeling paint and plaster. 

               On December 19, 1986, the  Administrator  issued  the  order
          here under review, determining that there had been a decrease  in
          services and reducing the rent by $7.00 per month.

               On appeal, the owner  contends  that  the  order  should  be
          reversed because of the tenant's denial of  access.   In  support
          thereof, the owner resubmits the letters which had been submitted 
          to the Administrator.   

               In reply, the tenant denies that she has refused to  provide
          access and contends that the defective  conditions  have  existed
          for almost three years but the owner did not want to pay to  have
          repairs made.

               After careful consideration,  the  Commissioner  is  of  the
          opinion that this petition should be denied.

               Section  2202.16  of  the  Rent  and  Eviction   Regulations
          provides in pertinent part that the  Administrator  may  order  a
          decrease of the allowable rent where it is found that  the  owner
          has failed to maintain services. 

               Review  of  the  evidence   of   record   shows   that   the
          Administrator properly based  its  determination  on  the  entire
          record, including the results  of  the  inspection  conducted  on
          August 8, 1986.   Therefore,  the  Commissioner  finds  that  the
          Administrator correctly ordered a rent reduction.

               With respect to the owner's assertion about denial of access 
          and the submissions in support thereof,  the  Commissioner  finds
          that the owner has submitted no probative evidence  to  show  the
          tenant's actual refusal to permit right of entry.  The 






          Commissioner notes that each letter, which requested access on  a
          specific date has been mailed only three  days  before  the  date
          specified.   As  certified  mail,  these  letters  required   the
          recipient's signature upon delivery.  The  Commissioner  believes
          that this is inadequate notice.  The Commissioner's  opinion  has
          been formalized subsequently in Operational Bulletin  90-5  which
          requires eight (8) days notice to the tenant.    

               The owner may file an application for a restoration  of  the
          rent, if the facts so warrant.

               THEREFORE,  in  accordance  with  the  Rent   and   Eviction
          Regulations, it is

               ORDERED, that this petition be,  and  the  same  hereby  is,
          denied, and the Rent  Administrator's  order  be,  and  the  same
          hereby is, affirmed.






          ADM. REVIEW DOCKET NO.: BA 110118 RO

          ISSUED:







                                                                        
                                          ELLIOT SANDER
                                          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