Docket Number: BJ 230074-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: BJ 230074-RO
            JACOB KEMPLER,                     DRO DOCKET NO.: AE-230116-B

                              PETITIONER    : 

        On  October  2,  1987,  the  above-named  petitioner-owner  filed  a
        Petition for Administrative Review (PAR) against an order issued  on
        September 24, 1987,  by  the  Rent  Administrator  at  Gertz  Plaza,
        Jamaica, New York, concerning the housing  accommodations  known  as
        3620  Bedford  Avenue,  Brooklyn,  New  York,   wherein   the   Rent
        Administrator reduced the  tenants'  rent  based  on  a  finding  of
        building-wide service reductions.  

        The issue in these proceedings is whether the Administrator's  order
        was correct.

        The applicable law is Section  2202.16  of  the  Rent  and  Eviction
        Regulations and Section 2523.4 of the Rent Stabilization Code.

        The tenants commenced these proceedings by filing  a  complaint  and
        alleging the owner had  failed  to  maintain  various  building-wide
        services, specifically the tenants' alleged windows were in need  of
        repair, painting and caulking; that  there  were  frequent  elevator
        breakdowns; that there was severe roach and rodent infestation; 
        that there was flashing  of  hot  and  cold  water;  that  roof  and
        backyard  lighting  was  inadequate;  and  that  a  roof  alarm  was

        A copy of the tenants' complaint was served on the owner who  failed
        to respond.

        An inspection conducted on February 11, 1982 confirmed  that  eleven
        public area windows throughout the  building  had  cracked  windows,
        that the backyard entrance door cement was  cracked,  and  that  the
        roof alarm was out of order.

        However, the inspector also reported that  the  elevators  had  been
        repaired,  that  there  was  no  evidence  of   roach   and   rodent
        infestation, and that hot and cold water service were adequate.  The 
        inspector further observed that there was no functioning roof alarm. 


        Docket Number: BJ 230074-RO

        Based on the  three  service  reductions  found,  noted  above,  the
        Administrator reduced the rent for the stabilized tenants to the 
        level in effect prior to the last rent guideline increase which 
        commenced before the effective date for the rent  reduction,  August
        1, 1986.  The Administrator reduced the rent for the rent controlled 
        tenants by $9.00 per month, effective, on the first rent payment day 
        following the issue date for the order, September 24, 1987.

        In the petition, the owner asserts that all the  matters  listed  in
        the order have been taken care of and  requests  a  reinspection  to
        confirm that the conditions have  been  corrected.   The  petitioner
        also  argues  that  the  conditions  found  did  not  warrant   rent
        reduction.  Several tenants responded that one  or  more  conditions
        had not been addressed.

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

        Concerning the petitioner's argument that the conditions  found  did
        not warrant a rent reduction, the Commissioner notes that the Courts 
        have held that once the Division determines  that  a  diminution  of
        required services has occurred, the Division is compelled to order a 
        rent reduction.  Hyde Park Gardens v. DHCR, 140 AD 2d 351,  527  NYS
        2d 841 (AD 2d Dept), aff d, 73 NYS d 998, 541 NYS 2d 345  (Ct.  App.

        With regard to the petitioner's request that reinspection would show 
        that these conditions have been corrected the Commissioner note that 
        the scope of administrative  appeal  proceedings  is  limited  to  a
        review of the record established  below,  and  not  to  develop  new

        It is not clear from petitioner's statements that the petitioner  is
        averring that said repairs were completed prior to the issue date of 
        the Administrator's order.  In this  regard  it  is  noted  that  no
        representation was made to the  Administrator  prior  to  the  issue
        date that repairs had been completed.  The assertion not having been 
        presented  for  the  Administrator's  consideration,  it  cannot  be
        considered for the  first  time  on  appeal.   If  the  petitioners'
        representing  that  the  conditions   were   corrected   after   the
        Administrator's order issued,  the  statement  would  constitute  an
        admission of the continued existence of conditions  that  previously
        gave rise to the rent reduction.

        The petitioner is advised to file rent restoration applications  for
        any outstanding rent reductions.  The  Commissioner  notes  that  an
        owner may be eligible  for  partial  rent  restorations  under  rent
        control provisions.  However, an owner may  not  collect  the  legal
        stabilized  rent  or  guideline  increases,  as  long  as  any  rent
        reduction order remains in effect for the subject accommodations.

        THEREFORE, in accordance with the provisions of the Rent & Evictions 
        Regulations, the Rent Stabilization Code, Chapter 403, Laws of 1984, 
        as amended by Chapter 102, Laws of 1984, it is

        ORDERED, that the petition be, and the same hereby is,  denied,  and

        Docket Number: BJ 230074-RO
        that the District  Rent  Administrator's  order  be,  and  the  same
        hereby, is affirmed.


                                        ELLIOT SANDER
                                        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