BG 210280-RO;  BG 210329-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
          APPEALS OF                              DOCKET NOS.:   
                                                  BG 210280-RO               
           
                 KINGS HIGHWAY REALTY,            BG 210329-RO
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      BB 210107-HW
          ----------------------------------x



              ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                            

            On July 13 and 14, 1987, the above-named petitioner-owner filed a 
            petition for administrative review against an order issued on 
            June 23, 1987 by a Rent Administrator concerning the housing 
            accommodation known as 217 Quentin Road, Brooklyn, New York 
            wherein the Administrator ordered a rent reduction for five 
            apartments based on the owner/landlord's failure to provide 
            and/or maintain heat and/or hot water.

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

            (The owner's petition was erroneously assigned two docket numbers 
            which are consolidated herein for disposition).

            Twenty tenants joined in filing a complaint of failure to provide 
            numerous building-wide services including an alleged lack of 
            heat.  A copy of the complaint was served on the owner on 
            February 27, 1987 with a directive to resolve the services of 
            heat and/or hot water or a rent reduction and/or additional 
            penalties might result.














          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO

            A physical inspection of the premises was requested with instruc- 












          BG 210280-RO;  BG 210329-RO

            tions to determine if heat is being provided.  On April 8 and 







          BG 210280-RO;  BG 210329-RO

            14, 1987 the inspector visited the subject building and gained 












          BG 210280-RO;  BG 210329-RO

            access to 15 apartments where the inside temperature was found to 







          BG 210280-RO;  BG 210329-RO

            be between 71 and 74 degrees while the outside temperature was 53 












          BG 210280-RO;  BG 210329-RO

            degrees on April 8 and 51 degrees on April 14, 1987.  The in- 







          BG 210280-RO;  BG 210329-RO

            spector also tested the hot water temperature and found that it 












          BG 210280-RO;  BG 210329-RO

            was 120 degrees except in five apartments where it was 119 







          BG 210280-RO;  BG 210329-RO

            degrees.  The five apartments were all inspected on April 14, 












          BG 210280-RO;  BG 210329-RO

            1987.







          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO

            Two orders were issued by the Rent Administrator on June 23,  







          BG 210280-RO;  BG 210329-RO

            1987, one ordering a rent reduction for the tenants of the five 












          BG 210280-RO;  BG 210329-RO

            apartments for which the physical inspection revealed a hot water 







          BG 210280-RO;  BG 210329-RO

            temperature of 119 degrees, and the second order denying the 












          BG 210280-RO;  BG 210329-RO

            application for all other tenants and terminating the proceeding 







          BG 210280-RO;  BG 210329-RO

            based on a finding that a physical inspection revealed services 












          BG 210280-RO;  BG 210329-RO

            to be adequate.







          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO

            In the petition for administrative review, the owner asserts that 







          BG 210280-RO;  BG 210329-RO

            the heating system was repaired on February 25, 1987 before the 












          BG 210280-RO;  BG 210329-RO

            rent reduction order was issued and even before the complaint was 







          BG 210280-RO;  BG 210329-RO

            received by the owner.












          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO

            After careful consideration of the evidence of record, the Com- 












          BG 210280-RO;  BG 210329-RO

            missioner is of the opinion that the petition should be granted.







          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO

            A review of the record reveals that the tenants did not allege a 







          BG 210280-RO;  BG 210329-RO

            lack of hot water in their complaint and the inspector was not 












          BG 210280-RO;  BG 210329-RO

            instructed to investigate the hot water temperature.  The owner 







          BG 210280-RO;  BG 210329-RO

            had no notice that there was any problem with the hot water and 












          BG 210280-RO;  BG 210329-RO

            the rent reduction on this basis is unwarranted and must be 







          BG 210280-RO;  BG 210329-RO

            revoked.












          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO

            THEREFORE, in accordance with the Rent Stabilization Law and Code 







          BG 210280-RO;  BG 210329-RO

            and the Rent and Eviction Regulations for New York City, it is












          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO

            ORDERED, that these petitions be, and the same hereby are, 












          BG 210280-RO;  BG 210329-RO

            granted and the rent reduction ordered by the Rent Administrator 







          BG 210280-RO;  BG 210329-RO

            be, and the same hereby is, revoked.












          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO

            ISSUED:







          BG 210280-RO;  BG 210329-RO














          BG 210280-RO;  BG 210329-RO









          BG 210280-RO;  BG 210329-RO

                         












          BG 210280-RO;  BG 210329-RO

JOSEPH A. D'AGOSTA
    

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