ADM. APPEAL DOCKET NO. BH - 410094 - 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 APPEAL
          APPEAL OF                              DOCKET NO.:               
                                                 BH - 410094 RO
                                              :
                                                 D.R.O. DOCKET NO.:          
                                                 BE - 410293 - S
                    NICK BRUSCO                                              
                  
                                             
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 19, 1987, the above-named petitioner-owner filed an  
          Administrative Appeal against an order issued on August 3, 1987, by 
          the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 30 West 
          73rd Street, Apartment 2-A, New York, N.Y.

               The issue herein is whether the District Rent Administrator 
          properly determined the maximum rent of the subject apartment at 
          $1.00 per month, pursuant to Section 2522.6 of the Rent 
          Stabilization Code.

               The District Rent Administrator's order, appealed herein, 

                    Established pursuant to Section 2522.6 that the 
                    rent on May 12, 1987 was $1.00 per month, based
                    upon the owner's failure to comply with the 
                    requirements of Section 2522.4(d), which amount
                    is the legal regulated rent for the housing 
                    accommodation as of May 12, 1987, the date of
                    the fire which caused the tenant to vacate
                    involuntarily.

               The order further determined that the tenant upon the payment 
          of $1.00 per month was entitled to be restored to occupancy of the 
          subject apartment.















          ADM. APPEAL DOCKET NO. BH - 410094 - RO

               On appeal, the petitioner-owner contended that on May 11, 
          1987, the subject building sustained substantial fire damage and 
          that as a consequence thereof, he relocated the tenant to another 
          building; thus rendering the subject proceeding moot. 

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

               On May 27, 1987, the tenant filed an Individual Tenant's 
          Statement of Complaint of Decrease in Services. 

               The record demonstrates clearly that a fire occurred in the 
          subject apartment on May 12, 1987 and that the tenant moved to new 
          quarters shortly thereafter.

               On June 11, 1987, the DHCR held an inspection of the subject 
          apartment which showed, inter alia, that although the apartment was 
          in reasonable overall condition with electric service being 
          provided - there was no gas; there was smoke damage throughout the 
          apartment; there was a small hole in the bathroom tiles and that 
          the tenant was not in occupancy.

               The relevant Sections of the Rent Stabilization Code provide 
          in pertinent part:

                    2522.6   Orders where the legal regulated rent or other 
          facts are in dispute, in doubt, or not known, or where the legal 
          regulated rent must be fixed.

                         Where the legal regulated rent or any fact 
                         necessary to the determination of the legal
                         regulated rent, or the dwelling space,
                         required services or equipment required to
                         be provided with the housing accommodation
                         is in dispute between the owner and the 
                         tenant, or is in doubt, or is not known,
                         the DHCR at any time upon written request
                         of either party, or on its own initiative,
                         may issue an order in accord with the 
                         applicable provisions of this Code
                         determining the facts, including the legal
                         regulated rent, the dwelling space, required
                         services, and equipment required to be 
                         provided with the housing accommodations.





               Section 2522.4(d) Adjustment of legal regulated rent.







          ADM. APPEAL DOCKET NO. BH - 410094 - RO

                    (d) An owner may file an application to decrease
                    required services for a reduction of the legal
                    regulated rent on forms prescribed by the DHCR
                    on the grounds that:

                    (1) the owner and tenant by mutual voluntary 
                    written agreement, consent to a decrease in
                    dwelling space, or a decrease in the services,
                    furniture, furnishings equipment provided in 
                    the housing accommodation; or

                    (2) such decrease is required for the operation
                    of the building in accordance with the specific 
                    requirements of law; or 

                    (3) such decrease is not inconsistent with the 
                    RSL or this Code.

               The Commissioner notes that the District Rent Administrator's 
          order specifically noted that the tenants payment of $1.00 per 
          month entitled the tenant to be restored to occupancy of the 
          subject apartment.

               The Commissioner finds, therefore, that the tenant by 
          relocating to a new apartment at the owner's behest, did not waive 
          her rights to the full protection of the Rent Stabilization Code 
          and that if she does not wish to return to the subject apartment 
          after the owner has fully restored services, the owner can rent the 
          apartment to another tenant at the lawful stabilized rent. 

               Additionally, the Commissioner finds that the District Rent 
          Administrator properly based his determination on the results of an 
          impartial inspection, which showed a number of service 
          deficiencies.

               The Commissioner rejects the owner's argument that his 
          relocation of the subject tenant rendered the proceeding moot.

               Accordingly, the Commissioner finds that the District Rent 
          Administrator properly determined that the owner was not 
          maintaining services and had correctly determined the rent of the 
          subject apartment to be $1.00 per month.

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



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













          ADM. APPEAL DOCKET NO. BH - 410094 - RO

               Upon a restoration of services the owenr may separately apply 
          for a rent restoration.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting 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