BH 430057-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 NO.:   
                                                  BH 430057-RO                
                                                  RENT ADMINISTRATOR'S 
                  MELOHN PROPERTIES,              DOCKET NO.:
                                                  AJ                   430069-B
                                                  PREMISES: 327 Central Park W.
                                  PETITIONER                New York, New York
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                          

          The above-named owner filed a timely petition for  administrative
          review of an order issued concerning the  housing  accommodations
          relating to the above described docket number.

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

          The tenants commenced this proceeding by filing a complaint of  a
          decrease in building-wide services asserting, inter alia, chronic 
          roof leaks.

          On January 8, 1987 a physical inspection of the subject  building
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  In his report the  inspector  noted  that  although  the
          "roof appears worn in several spots", nonetheless "there  was  no
          water damage in any public areas".

          The Rent Administrator concluded that there was a  diminution  of
          service and further ordered, a reduction of the  regulated  rents
          based on the findings "roof is worn in various areas".







          In its petition for  administrative  review  the  owner  requests
          reversal of the Rent Administrator's order  alleging  inter  alia
          that it was clearly ultra vires for  the  Rent  Administrator  to
          direct rent reductions based on a  finding  of  a  condition  not
          complained of by the tenants.

          In answer to the owner's petition the  tenant  of  apartment  7-B







          BH 430057-RO
          alleges that "chronic and severe leaks" have plagued the  tenants
          of apartments 17A and 17D, directly under the roof, for years.

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

          The Commissioner notes that the tenants complained about  chronic
          roof leaks and that the inspector's report  clearly  states  that
          "there was no water damage in any  public  areas."   Accordingly,
          this allegation  of  a  decrease  in  building-wide  service  was
          without merit.  Although the tenant of apartment 7B  states  that
          the tenants of apartments 17A and 17D are plagued by chronic roof 
          leaks it is noteworthy that neither the tenant of  apartment  17A
          nor the tenant of apartment 17D were signatories of the  original
          complaint of a decrease in building-wide service and neither have 
          interposed answers to the owner's petition.  

          The Commissioner is of the opinion that roof wear, per se, is not 
          a diminution of essential service even if it had been alleged  in
          the tenant's complaint.

          Tenants are advised that  if  their  individual  apartments  have
          leaks  or  water  damage  they  may  file  individual  complaints
          regarding these problems  and  rent  reductions  may  be  ordered
          irrespective of causation.  Hence, it is not necessary to  allege
          that the leaks emanate from the roof, defective  pipes,  upstairs
          flooding, interstitial seepage, a need for pointing, etc...
















          THEREFORE, in accordance with the Rent and  Eviction  Regulations
          for New York City, it is,

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


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner







          BH 430057-RO


                                          
    

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