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

          APPEALS OF                            DOCKET NO.: BJ630219RO
                             AND                RENT ADMINISTRATOR'S
                  KENT BENTLEY PROPERTY CO.     DOCKET NO.: BB630111B 


               On September 29, 1987 and October 26, 1987, the above-named 
          petitioner owner and former owner filed petitions for 
          administrative review (PARs) of an order issued on September 22, 
          1987, by the Rent Administrator, concerning the housing 
          accommodation known as 2015 St. Paul Avenue, Bronx, NY wherein the 
          Administrator ordered a restoration of building services and 
          directed a reduction of rent for the rent controlled and rent 
          stabilized tenants.

               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 administrative appeals.

               This proceeding was commenced on February 13, 1987, by the 
          filing of a complaint of decrease in services by the tenants.  An 
          inspection of the premises by a Division employee confirmed the 
          existence of some of the complained of conditions resulting in the 
          Administrator's order which reduced the rent by $9.00 per month for 
          the rent controlled tenants effective October 1, 1987, and by one 
          guideline for the rent stabilized tenants, effective April 1, 1987.  
          The order cited the following conditions as the basis for the 
          decrease in services: 1. Sixteen feet of driveway requires repair 
          and prevents the garage door from closing, 2. Basement area is 
          dirty, 3. Storage room is littered with junk.

               The current owner's PAR dated October 26, 1987 was docketed 
          twice by the agency and assigned Docket Nos. BJ630220RO and 


               In the PAR, the owner states that the concrete work was 
          completed on July 16, 1987, which was as soon after receipt of the 
          tenant's complaint as the weather permitted; that the tenants did 
          not allege in their complaint that the basement was dirty and that 
          such a finding by the agency is outside of the record; and that the 
          finding of junk in the storage area is in error where the tenants 
          complaint alleged a lack of storage area.

               The former owner's PAR is dated September 29, 1987 and was 
          assigned Docket No. BJ630219RO.  The former owner states in its PAR 
          that the building was sold on July 30, 1987 and that any additional 
          work required after that date must be directed to the new owner; 
          and that the order does not specify the date of inspection.  
          Included in the PAR is a copy of  a paid bill from the contractor 
          as evidence of the completion of the concrete work.
               The Commissioner is of the opinion that the petition of the 
          former owner should be denied and the petition of the current owner 
          should be granted in part.

               The report of inspection states that the storage room is 
          littered with discarded furniture and junk all disarray (sic), that 
          basement rooms are not well maintained , and that the need for 
          concrete work in the driveway is the reason the garage door does 
          not close entirely.  The tenant's complaint, however, states that 
          the tenants were denied use of the storage room but made no mention 
          of the condition of the storage room or of the basement.

               The owner's answer to the tenant's complaint states that the 
          owner had recently removed improperly stored items from the storage 
          area, admits that access was temporarily impaired to clean the 
          place out, and states that access will once again be provided to 

               The inspection report, however, makes no finding regarding 
          access and the rent has not been reduced for this reason but rather 
          for the condition of the store room's contents.

               The Commissioner finds that the condition of the tenant's 
          personal property in the storage area to be outside the scope of 
          the tenant's complaint, in that it bears an insufficient nexus to 
          the issue of access to the storage room, and cannot be sustained as 
          a condition constituting a reduction in service warranting a rent 

               Similarly, the finding of a dirty basement was also not raised 
          in the tenant's complaint which contained no reference to 

               Included with the prior owner's PAR was a copy of a receipted 
          bill for concrete work in the driveway.  While this bill and the 


          work indicated thereon predate the issuance of the Administrator's 
          order, the Commissioner finds that the order was correct when 
          issued.  The record contains no evidence that such information was 
          furnished to the Administrator below.

               Therefore, the portion of the order granting a rent reduction 
          for the conditions of the basement area and storeroom is hereby 

               As a result, the rent reduction of $6.00 per month for the 
          rent controlled tenants for these conditions is also revoked.  The 
          rent reduction of one guideline for the rent stabilized tenants
          however, remains the same inasmuch as the Administrator's finding 
          regarding the garage door alone constitutes a decrease in services 
          warranting a rent reduction.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, and the Rent and Eviction Regulations for New York City, it 

               ORDERED, that the petition under Docket No. BJ630219RO be, and 
          the same hereby is, denied, that the petitions under Docket Nos. 
          BJ630220RO and BJ610321RO be and the same hereby are granted in 
          part, and that the Rent Administrator's order be, and the same 
          hereby is, modified in accordance with this order and opinion.  Any 
          arrears due as a result of this order may be paid in monthly 
          installments of $6.00 per month until all arrears are repaid.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        



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