BJ 510198-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 510198-RO
               ALSTATLEVINE REALTY, INC.     
                                                  RENT      ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      BA 510350-S 


          On October 8, 1987  the  above  named  petitioner-owner  filed  a
          timely Petition for Administrative Review against an order of the 
          Rent Administrator issued September 3, 1987.  The order concerned 
          housing accommodations known as Apartment  2-D  located  at  1795
          Riverside Drive, New York, New York.  The Administrator ordered a 
          rent reduction due to a diminution in services.

          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 for review.

          On November 19, 1986 the subject-tenant filed an application  for
          a rent reduction based on the owner's alleged failure to maintain 
          services alleging, inter alia, kitchen drain obstructed and walls 
          cracked, bedroom electrical wiring  exposed,  bedroom  electrical
          switches defective, bedroom floor warped, hole in bathroom  floor
          and wall cracked, living room wall cracked, windows loose in  all
          rooms, kitchen window cracked and broken peep hole  in  apartment

          On February 24, 1982 the owner interposed an answer to  the  ten-
          ant's complaint wherein it alleged that the  tenant  was  denying
          the owner access to the apartment, that  the  kitchen  drain  was
          fixed, that the bedroom switch and wiring would be fixed as  well
          as the bathroom floor.  The owner further stated that the bedroom 
          floor was not warped, that cracked windows were immediately re-
          placed and that the apartment was to be plastered and painted but 
          the tenant would not allow access.

          On July 22, 1987 a physical inspection of  the  subject  building
          was carried out.  The inspector found the following:

               1.   Apartment entrance door peephole is broken.
               2.   Windows throughout the apartment are loose; also
                    open space between sashes.
               3.   Bathroom floor tile is cracked and open.
               4.   Defective switch in apartment hall, outlets in

          BJ 510198-RO
                    living room, bedroom, rear bedroom are defective.
               5.   Bedroom has exposed electric wiring along baseboard.
               6.   Apartment is peeling paint and plaster throughout 
                    walls and ceilings.

          The Administrator's order duly followed finding that a diminution 
          of services had occurred and reducing the tenant's  rent  to  the
          level in effect prior to the last rent guidelines increase  which
          commenced before the effective date of the rent reduction.

          In its petition for administrative review the owner requests mod 
          ification of the Rent Administrator's  order  alleging  that  the
          tenant is refusing access to the apartment.

          In answer to the petition the tenant states  that  her  apartment
          was painted and the bathroom floor was repaired  but  not  neatly
          and all other defective conditions remain incorrect.

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

          The Commissioner  notes that, apart from the owner's own 
          statement, the owner has offered  no  evidence  (e.g.  copies  of
          certified letters to the tenant requesting access, statements  of
          contractors that access was refused,  letters  from  the  tenant,
          etc...)  to  substantiate  its  contention  that  the  tenant  is
          refusing access for the purpose of the effectuation  of  repairs.
          Also, the tenant's concession that some repairs  have  been  done
          contradicts the assertion that the tenant doe not  permit  access
          for repair.  Accordingly, there is insufficient reason to disturb 
          the Rent Administrator's order.

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

                    A tenant may apply to t e  DHCR  for  a  reduc-
                    tion 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 own r  has  failed  to  maintain  ser-

           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 inspection conducted on July  22,  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.

          This Order and Opinion is issued without prejudice on the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the restoration of services.

          BJ 510198-RO

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

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


                                                ELLIOT SANDER
                                                Deputy Commissioner


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