STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: BC  610184  RO
                                              :  D.R.O. DOCKET NOS.:
                                                 AJ-610032               RP
                                                 AC                610561-S
                 LOVENTHAL MANAGEMENT CO.                                  

                              PETITIONER      : 


               On March 19, 1987, the above-named petitioner-owner filed  a
          Petition for Administrative Review against  an  order  issued  on
          February 18, 1987, by the Rent Administrator,  92-31  Union  Hall
          Street, Jamaica,  New  York,  concerning  housing  accommodations
          known as Apartment 1-E at 3800 Independence  Avenue,  Bronx,  New
          York 10465, wherein the District  Rent  Administrator  determined
          that the owner had failed to maintain  services  and  accordingly
          reduced the rent of the subject accommodation.

               The issue in  this  appeal  is  whether  the  District  Rent
          Administrator's order was warranted.

               The applicable section of the Law is Section 2523.4  of  the
          Rent Stabilization Code.

               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 by the administrative appeal.  

               This proceeding was commenced by the filing of  a  complaint
          of decrease in services in which the tenant stated,  among  other
          things,  that  the  garage  ceiling  leaks;  a  portion  of   the
          apartment's parquet tiles are loose and pulled away;  the  living
          room and kitchen ceilings are cracked; the  last  paint  job  was
          unworkmanlike and the entire apartment is in need of painting. 

               In response to the tenant's  complaint,  the  owner   stated
          that all required repairs had  been  made,  and  that  the  house
          painter and superintendent had been repeatedly denied access.

               The tenant's complaint was  erroneously  terminated  (Docket
          No. AC-610561-S) on  October  6,  1986,  for  failure  to  submit

          ADM. REVIEW DOCKET NO.: BC 610184 RO
          required information.  When  that  information  was  located,  on
          December 16, 1986,  the  proceeding  was  reopened  under  Docket
          Number AJ 610032 RP.    
               An inspection was conducted on January 20, 1987  that  found
          the following: evidence of a leak in the parking area, space  no.
          30;  parquet  floors  requiring  replacement  in  several  areas;
          kitchen and living room ceilings with minor  cracks;  the  entire
          apartment in need of painting.    

               By order issued on  February  18,  1987,  the  Administrator
          revoked the October 6,  1986  order;  determined,  based  on  the
          physical inspection, that there had been a decrease in  services,
          and ordered a reduction of rent of one  guideline  effective  May
          1, 1986.  

               In this petition, the owner contends that all work has  been
          completed; that the tenant  never  occupied  the  leaking  garage
          space; that the painter and the superintendent were,  up  to  the
          time of the Administrator's order, denied access.   Additionally,
          the owner at PAR submitted a letter from the tenant, dated  March
          10, 1987, that the required repairs had been completed, and  that
          she vacated garage space no. 30. 

               In answer, the tenant states, with regard to  the  painting,
          that the painting was completed but she was  required  to  supply
          the paint of the quality she desired.  She defends her reluctance 
          to admit the painter by asserting she did not wish  a  repetition
          of his previous performance, saying he did not paint  but  merely
          covered the dirt and roaches  with  watery  paint  and  spattered
          paint on the floors.  The tenant further states, that  the  tiles
          have been repaired, but that the work is not satisfactory.  

               Concerning the leaking garage space, the tenant, in response 
          to a Division inquiry, stated that she occupied space no.  18  or
          19, from the date she took occupancy until 1986, when she  ceased
          using the garage, and submitted copies of checks  in  payment  of
          rent for those spaces. 

               The Commissioner is of the opinion that this petition should 
          be granted, and the Administrator's order be revoked. 

               The Commissioner finds  that  the  petitioner  has  provided
          sufficient evidence, in  the  form  of  certified  letters  dated
          October 11, November 27, and December 6, 1985  requesting  access
          for the required repairs and painting, that reasonable access was 
          denied  by  the  tenant,  thus  preventing  performance  of   the
          required tasks.

               The tenant, in  answer  to  the  petition,  admits  refusing
          access to the painter, because of the  poor  workmanship  of  his
          prior paint job in 1982.  The Commissioner finds that denial of 
          access in anticipation of a repetition of shoddy  workmanship  is
          unjustified.  The tenant  was  obligated  to  provide  access  to
          permit the work to be performed.   Thereafter,  should  the  work
          have proved unsatisfactory, the tenant's remedy would  have  been
          to file a complaint of decrease in services  with  the  Division.

          ADM. REVIEW DOCKET NO.: BC 610184 RO
          The Commissioner finds that the tenant has failed to establish  a
          reasonable basis for denying access to the owner's painter and 

               Concerning the garage, the acknowledgment by the tenant that 
          she occupied parking space no. 18 or 19, rather  than  space  no.
          30, the site of  the  leak  found  on  inspection,  supports  the
          owner's contention that she did not  occupy  the  leaking  garage
          space; therefore the evidence of a garage leak in space no. 30 is 
          not relevant to a finding of reduced services for this tenant. 

               If the owner has already complied with  the  Administrator's
          order, and there are arrears due to the owner as a result of  the
          instant determination,  the  tenant  is  directed  to  repay  the
          arrears in 12 equal  monthly  installments.   Should  the  tenant
          vacate after the issuance of this order, or have already vacated, 
          said arrears shall be payable immediately.  

               This order is issued without prejudice to the tenant's right 
          to again file a complaint and request a rent  reduction  for  any
          current service decreases, if the facts so warrant.

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is 

               ORDERED, that this administrative appeal be,  and  the  same
          hereby is, granted, and that  the  order  of  the  District  Rent
          Administrator be, and the same hereby is, revoked.

                                          ELLIOT SANDER
                                          Deputy Commissioner



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