BI 220270-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  BI 220270-RO
                                                  RENT      ADMINISTRATOR'S
                   BARBARA BARON,            DOCKET NO.: 
                                                  BA 220677-S 
                                                  95 Nassau Ave.    
                                   PETITIONER     Apt. 4-L, Brooklyn, NY
                                       IN PART

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

          On January 21, 1987, the tenant commenced the proceeding below by 
          filing a  complaint  of  a  decrease  in  services  alleging  the

               1.   Roof leaks - mildew throughout apartment.
               2.   No access to cellar - if  fuses  blow,  cannot
                    be repaired.
               3.   Lack of heat  -  no  heat  during  appropriate
               4.   No notification if water is turned off.
               5.   Sanitation - garbage stored weekly in bags  at
                    97 Nassau Ave.
               6.   No super - weekends,  evenings,  no  telephone
               7.   Rodent infestation - due to garbage
               8.   Ceilings peeling.
               9.   Condensation on all windows.
              10.   Water damage throughout.

              11.   Entire apartment needs painting.
              12.   No lease.
              13.   Entire apartment needs plastering.
              14.   Bathroom tiles need to be replaced.
              15.   Bathroom bowl needs to be secured.

          On March 20, 1987, the owner interposed an answer to the tenant's 

          BI 220270-RO
          complaint stating that the apartment had been  painted  and  that
          the mildew was a result of the tenant's cooking and never opening 
          the windows.  The owner denied the  allegation  concerning  heat,
          rodents, notification that the water would be turned off,  access
          to the cellar and sanitation.  In addition,  the  owner  asserted
          that these  complaints  were  also  recorded  in  Docket  Numbers
          220677, 220197 and 230080.

          The Rent Administrator ordered a physical inspection of the  sub-
          ject premises.  The inspection was conducted on  April  3,  1987,
          and found the following services and/or conditions  not  provided
          or maintained:

               1.   Apartment painted in an unworkmanlike manner.
               2.    Mildew  in  kitchen  closet,  bedroom  closet
                    walls and ceiling.
               3.   Four  windows in the apartment  have  moisture
               4.   Kitchen window has an inch space  between  the
                    window and the frame.
               5.   The bathroom floor tiles are cracked.

          On August 31, 1987, the Rent Administrator  directed  restoration
          of these services and a reduction of the maximum  legal  rent  by
          $15.00 + 5% of the maximum legal rent.  The  rent  reduction  was
          itemized as follows:

          1.   Apartment painted in an unworkmanlike         5% of  maximum
               manner.                                       legal rent
          2.   Mildew in kitchen closet, bedroom
               closet walls and ceiling . . . . . . . .      $  6.00
          3.   Four windows in the apartment have
               moisture seepage . . . . . . . . . . . .         4.00
          4.   Kitchen window has inch space between
               the window and frame . . . . . . . . . .         2.00
          5.   The bathroom floor tiles are cracked . .         3.00

          In the petition, the owner states that the  bathroom  tiles  were
          replaced, the kitchen window and frame had been repaired and that 
          the three other services found not to be maintained a e  duplica-
          tive of services found not  to  be  maintained  in  another  rent
          reduction order, under Docket No. AC  220273-S,  issued  December
          16, 1986.  The owner goes on to state that she  entered  into  an
          agreement with  the  New  York  City  Department  of  Housing  to
          correct the violations in the  subject  apartment,  and  that  an
          inspection conducted on September 3, 1987 confirmed that all  the
          terms of the agreement were complied with by  the  deadline.   In
          addition, the owner stated that the mildew condition  was  caused
          by a leak in the roof, which was replaced.

          After careful consideration, the Commissioner is of  the  opinion
          that the petition should be granted in part.

          BI 220270-RO
          A review of agency records discloses that on December  16,  1986,
          the Rent Administrator reduced the  rent  by  $19.07  per  month,
          under Docket No. AC 220723-S,  based  on  a  physical  inspection
          which revealed the following:

                   "Entire apartment has mildew from the ceil-
                    ings  and   walls,   and   therefore   requires
                    painting throughout."

          The Commissioner notes that this finding and the findings in  the
          proceeding here under review regarding mildew, water seepage  and
          the painting of the apartment are in substance, equivalent. Thus, 
          the Commissioner finds that the portion of the  order  which,  in
          total, reduced the rent by $10.00 + 5% of the maximum, legal rent 
          for these three items should be revoked.

          The owner's petition does  not  make  clear  whether  it  is  the
          owner's contention that the replacement of the bathroom tiles and 
          repair to the kitchen window and frame had been made  before  the
          apartment was inspected or the order was issued  or  whether  the
          contention is that the replacement  of  the  bathroom  tiles  and
          repair of the kitchen window and frame were  made  following  the
          issuance of the Rent Administrator's order.  If it is the former, 
          then the owner's allegations are belied  by  the  report  of  the
          agency inspector.  If it is the latter, then the portion  of  the
          order reducing the rent for these items was correct when issued.

          The owner's contention regarding her agreement with the New  York
          City Department of Housing is raised for the first  time  in  the
          petition and is beyond the  scope  of  review  of  administrative
          appeals which is limited to a review of facts or evidence  before
          the Rent Administrator.

          The Commissioner notes that the owner's application  for  a  res-
          toration of rent, based  on  a  restoration  of  services,  under
          Docket No. CK 220059-OR was denied on July 26, 1989.  This  order
          is issued without prejudice to a refiling of said application for 
          the repair and/or replacement of the kitchen window and frame  as
          well as the bathroom tiles.

          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
          in part and the District Rent Administrator's order be,  and  the
          same hereby is, modified as above set forth and, as so  modified,


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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