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   ADMINISTRATIVE REVIEW
          IN THE MATTER OF THE ADMINISTRATIVE      DOCKET NO.:  BH130235RT
          APPEAL OF
                    FLORICA CRISTEA
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.:  QCS000974OM
                               PETITIONER
          -------------------------------------X

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-tenant filed an administrative appeal 
          against an order issued on July 8, 1987 by the Rent Administrator 
          (92-31 Union Hall Street, Jamaica, NY) concerning the housing 
          accommodations known as 35-55 73rd Street, Apt. 626, Jackson 
          Heights, NY, wherein the Administrator granted major capital 
          improvement (MCI) rent increases for the controlled and stabilized 
          apartments in the subject premises based on the installation of new 
          windows and new roof, at the premises.

          The owner withdrew the claimed cost of the oil burner installation 
          from this application.

          In response to the application, the petitioner filed an answer 
          (dated January 16, 1986) stating that 1) the present rent is higher 
          than allowed by law; 2) objected to the rent increase and 3) 
          complained of banging from the ceiling.

          The Rent Administrator's order, appealed herein, stated that 
          various tenants responded objecting to the increase, but made no 
          relevant complaint pertaining to the installations.

          On appeal, the petitioner-tenant states, in substance, that, a) the 
          improvements were made prior to occupancy of the apartment; b) 
          increases for the work were charged prior to the renewal lease; c) 
          the present rent is higher than allowed by law and d) not receiving 
          adequate services in regard to a constant loud banging from pipes 
          within the ceiling.




















          ADMIN. REVIEW DOCKET NO. BH-130235-RT

          In response to the tenant's petition, the owner filed an answer 
          stating, in substance, that a) the tenant had occupied the 
          apartment since April 15, 1985 and signed a lease to March 31, 1987 
          then the  lease was renewed for two years (copies of which were 
          submitted); b) this MCI increase is in accordance with the approved 
          rider, to the lease, signed by the tenant, consenting to any 
          increase approved by DHCR; c) there is no overcharge in rent and d) 
          as to the complaint of the noise in the radiator, all repairs 
          required have been made.

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

          The record discloses that the owner completed the installation of 
          a new roof and windows found to qualify as major capital 
          improvements; and that the increase authorized by the Administrator 
          was computed on the basis of the substantiated cost thereof.  The 
          Commissioner finds that the tenant's objections does not constitute 
          a bar to an owner obtaining a major capital improvement rent 
          increase which is otherwise warranted.

          The Commissioner notes, however, that the Rent Stabilization code 
          and Rent Law preclude an owner from collecting an increase 
          predicated on a major capital improvement unless and until an order 
          is issued by the Division authorizing the collection of same; and 
          that the order under appeal excluded the collection of the increase 
          during the term of an existing lease unless it contains specific 
          authority for the earlier collection of same.

          The undisputed evidence of record in the instant case confirms that 
          the vacancy lease executed by the tenant contains information to 
          enabled the owner to collect an MCI rent increase upon the issuance 
          of an order.

          The determination herein is without prejudice to the rights of the 
          tenant to file an appropriate complaint of rent overcharge with the 
          Division, if the facts so warrant.

          As to the tenant's contention with respect to the maintenance of 
          services, a review of Division records discloses that there were no 
          rent reduction orders outstanding against the subject premises 
          based on the owner's failure to maintain services of a building- 
          wide nature at the time the Administrator's order was issued nor do 
          the records of the Division indicate the existence of violations 
          reflecting an immediately hazardous condition as of said date.  The  
          determination herein is without prejudice to the right of the 
          tenant to file a service complaint with the Division of Housing and 
          Community and Renewal, if the facts so warrant.









          ADMIN. REVIEW DOCKET NO. BH-130235-RT

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

          THEREFORE, in accordance with the  applicable provisions of the 
          Rent Stabilization Law and Code, the Rent and Eviction Regulations 
          for the City of New York, and Operational Bulletin 84-1, it is

          ORDERED, that the administrative appeal be, and the same hereby is 
          denied; and that the Administrator's order be, and hereby is 
          affirmed.

          ISSUED:



                                                   ________________________
                                                         Joseph A. D'Agosta
                                                        Deputy Commissioner

            






    

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