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

          APPEAL OF                              DOCKET NO.: BI 230264-RO
            JACK JACOBS,                         DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NOS.: ZAJ 230114-B 
                                                               AJ 230115-B

          On September 21, 1987, the above-named owner filed  Petitions  for
          Administrative Review of orders issued on August 24 and August 27, 
          1987,  by  a  Rent  Administrator  concerning  various  apartments
          wherein the rents were reduced for various service deficiencies.

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

          On October 17, 1986 the tenant of Apartment 4D filed  a  complaint
          of decrease in building-wide services with the Division of Housing 
          and  Community  Renewal,  including  an  enumeration  of   service
          decreases within Apartment 4D.  The Administrator mailed a copy of 
          Form RA-81 to the tenant for completion in order  to  process  the
          individual apartment complaints.  The tenant did not respond.  The 
          building-wide complaints were, among other things, that  the  roof
          was leaking; the lights in the yard were defective; the fence  was
          broken and dirty; the bell or return buzzer was out of order;  the
          boiler was broken or defective; the door to the building  entrance
          was broken; the fire escape was rusty; there was  a  leak  in  the
          public halls; the mailbox was  broken;  there  was  broken  window
          glass; and paint was peeling in the public halls.

          In response to the tenant's complaint, the  owner  alleged,  among
          other things, that the tenant's allegations  were  an  attempt  to
          harass him, since she could not pay the rent.

          On February 11, 1987 a physical inspection  of  the  premises  was
          carried out by the DHCR.  The inspector,  in  his  report,  noted,
          among other things, that the fire escape was  filthy  and  rusted;
          that the hallway and  stairwell  were  in  need  of  sweeping  and
          mopping; that Apartment 1 had a broken lock, needing repair;  that
          there is water under the tar on the roof, which requires repair.

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          On August 24, 1987, the Rent Administrator issued the first  order
          here  under  review,  Docket  No.  AJ-230115-B,  finding  that   a
          diminution of services had occurred, and reducing  the  individual
          tenant's rents to the levels in effect  prior  to  the  last  rent
          guidelines increases which commenced before the effective date  of
          the rent reduction, and reducing the rent-controlled tenant's rent 
          by $7.00 per month.

          The second proceeding was commenced on October 24, 1986, with  the
          filing of a complaint of decrease in building-wide  services  with
          the DHCR by the  tenant  of  Apartment  A-4,  representing  twelve
          tenants.  The tenants complained, among  other  things,  that  the
          roof door had no lock; that there was exposed  broken  glass  from
          Apartment A-2; that there was no night light on the left and  back
          of the building; that the garden fence needed  repairs;  the  roof
          leaks; the fire escapes need scraping and painting; and that there 
          was no full-time superintendent.

          In response to this complaint,  the  owner  alleged,  among  other
          things, that there is a lock on the roof  door;  that  the  broken
          glass outside Apartment A-2 was to be repaired by  the  tenant  of
          that apartment, who broke it;  that  the  garden  fence  has  been
          repaired; that a complete new roof was installed, and there are no 
          leaks; that there is  no  violation,  according  to  the  Building
          Department,  regarding  the  fire  escape  requiring  painting  or
          scraping; and that there is a full-time superintendent.

          On March 25 and May 7, 1987, physical inspections of the  premises
          were conducted by the DHCR.  The  inspectors  noted,  among  other
          things, that there were two cracked  panes  of  glass  which  need
          repair in the main lobby right and left sides of  stairwell;  that
          the rail fence outside the building needs repair; that the  entire
          stairwell on the right side of the building is in need of sweeping 
          and mopping; that the building rear light and timer is defective.

          On August 27, 1987, the Rent Administrator issued the second order 
          here  under  review,  (Docket  No.  AJ-230114-B),  reducing,   for
          stabilized tenants, the rent to the level in effect prior  to  the
          last rent guideline increase commencing before  January  1,  1987,
          the effective da e  of  this  reduction  and  reducing  the  rent-
          controlled tenant's rent by $7.50 per month.

          The owner filed timely petitions for administrative review of each 
          order.  The consideration and determination of  these  appeals  is
          consolidated herein.

          In his petition against the order under  Docket  No.  AJ-230115-B,
          the owner contends that all items were cured prior to the order.

          In his petition against the  order  Docket  No.  AJ-230114-B,  the
          owner alleges among other things, that the broken panes have  been


          BI 230264 RO
          replaced; that  there  is  nothing  wrong  with  the  fence;  that
          complaint regarding the  right  stairwell  requiring  cleaning  is
          unfounded; that there is no "timer" in the rear,  that  the  light
          bulb has been replaced, and that he has  not  received  notice  of
          many of the service deficiencies listed.

          The Commissioner mailed a correct copy of the order  under  Docket
          No. AJ-230114-B to the petitioner on January  2,  1991,  affording
          him an opportunity to respond.

          After careful consideration, the Commissioner is  of  the  opinion
          that these petitions should be  granted  in  part,  and  that  the
          Administrator's order should be modified.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code:

               A tenant may apply to the DHCR for  a  reduction  of  the
               legal regulated rent to the level in effect prior to  the
               most recent guidelines adjustment, and the DHCR shall  so
               reduce the rent for the period  for  which  it  is  found
               that the owner has failed to maintain required services.

          Required services are defined  in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the Administrator properly  based  his
          determination on the entire record, including the results  of  the
          on-site physical inspections conducted on February  11,  March  25
          and May 7, 1987 and that pursuant  to  Section  2523.4(a)  of  the
          Code, the Administrator was  mandated  to  reduce  the  rent  upon
          determining that the owner had failed to maintain services.

          The  Commissioner  notes,  however,  that  one  service  had  been
          duplicated in orders under Dockets  AJ-230115-B  and  AJ-230114-B,
          i.e., the $3.00 monthly reduction for the  rent-controlled  tenant
          for  the  cleaning  of  the   public   hallways   and   stairways.
          Accordingly, that  amount  is  restored,  and  the  total  monthly
          reduction for the rent-controlled tenant is reduced to $11.50.

          The Commissioner acknowledges that  the  Administrator  apparently
          erred in his original mailing  to  the  owner  of  page  2  of  an
          unrelated order.  To that extent, the owner's argument regarding a 
          failure to receive due process, is granted.  However,  that  error
          has been  corrected,  as  noted  above,  and  the  owner  was  not
          prejudiced thereby the owner's  further  allegation  that  he  had
          received no notice of any of the items until receiving  the  order
          is belied by the evidence of record, which  includes  the  owner's
          responses to the complaint, received in December, 1986.

          With regard to the  owner's  allegation  that  no  inspection  had
          occurred, since there is no "timer" on the rear light, the 

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          Commissioner notes that the inspector's inartful use of  the  word
          "timer" instead of "electric eye" did not impact on the result  of
          the order; the mechanism controlling the light was defective,  and
          the light was not lit.

          This order is issued without prejudice to the filing by the  owner
          of an application for restoration of rents when all services  have
          been restored.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Rent and Eviction Regulations, it is

          ORDERED, that this petition be, and the same hereby is, granted in 
          part and that the Rent Administrator's orders  be,  and  the  same
          hereby are, consolidated and modified pursuant to this order.


                                          ELLIOT SANDER
                                          Deputy Commissioner


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