CA210340RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEALS OF                            DOCKET NOS.:  CA210340RO
                                                              DG230271RO    
                                             
                                                RENT ADMINISTRATOR'S
                                                DOCKET NOS.:  BD210126B
               Kenneth J. Birnbaum,                           CD230087B      
                                                  
                                                       
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW    
                           

               On January 8, 1988 and July 31, 1989, the above-named 
          petitioner-owner respectively refiled and filed petitions for 
          administrative review of orders issued on October 29, 1987 and June 
          22, 1989, by the Rent Administrator, concerning the housing 
          accommodations known as 9524 Fort Hamilton Parkway, Brooklyn, N.Y., 
          various apartments, wherein the Administrator determined that the 
          rent for rent stabilized apartments should be reduced to the level 
          in effect prior to the last rent guideline increase which commenced 
          before the effective date of the orders based upon a diminution of 
          services and further determined that the maximum legal rent for 
          rent controlled apartments covered by docket number BD210126B, 
          should be reduced by $7.00 per month and that the maximum legal 
          rent covered by docket number CD230087B should be reduced by $19.00 
          per month.  The Rent Administrator's orders were respectively based 
          on inspections held on August 19, 1987 (docket Number BD210126B) 
          and January 23, 1989 and April 6, 1989 (docket Number CD230087B) 
          which showed that although some services were corrected; others 
          were not.

               The inspection report in docket Number BD210126B revealed that 
          the top floor ceiling was leak damaged and that the public areas 
          throughout the premises were dirty.  The inspection reports in 
          docket Number CD230087B revealed, among other things, that:

                    1.  Janitorial service is inadequate, hallways and lobby 
                        are dirty.

                    2.  Basement doors stay open, unlocked.













          CA210340RO

                    3.  Laundry room door has no lock.

                    4.  Lobby ceiling and wall are leak damaged and peeling  
                        paint and plaster.

                    5.  Lighting is inadequate in public areas; bulbs are    
                        missing.

                    6.  Three dumbwaiters are not sealed.

                    7.  Elevator fan is in off position.


               The inspection reports also showed that the following services 
          were restored: exposed electrical wires, defective pipes, building 
          entrance door lock, and superintendent.

               The Commissioner has consolidated these two petitions as they 
          involve common questions of law and fact.

               The Commissioner has also reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.

               The issue herein is whether the Rent Administrator properly 
          reduce the rents of regulated apartments in the subject premises.

               On appeal, the petitioner-owner asserted in both petitions, 
          among other things, that all repairs noted in the tenants' 
          complaints were corrected or were in progress at the time of 
          issuance of the Rent Administrator's orders.

               The petition in PAR docket Number DG230271RO also stated that 
          a locked laundry room and an elevator fan were not services 
          required by law.

               The petitions were respectively served on the tenants on March 
          25, 1988 and November 13, 1989.

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeals 
          should be denied.

               Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 
          a tenant may apply to the Division of Housing and Community Renewal 
          (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.






          CA210340RO


               Pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations for New York City, the Administrator may order a 
          decrease in the maximum rent based on a finding that there has been 
          a decrease in the dwelling space, essential services, furniture, 
          furnishings or equipment required to be provided.

               The record shows that a Notice and Transmittal of Tenants' 
          complaint was mailed to the owner on July 15, 1987 in docket number 
          BD210126B and on May 27, 1988 in docket number CD230087B at the 
          owner's correct address but that the owner failed to submit answers 
          below.  It is clear that the Rent Administrator respectively issued 
          orders on October 29, 1987 and June 22, 1989 and the owner, 
          therefore, had over three months to complete all necessary repairs, 
          which were the subject of docket number BD210126B and over one year 
          to correct those service conditions which were the subject of 
          docket number CD230087B, but had failed to do so.

               The Commissioner finds that the Administrator based these 
          determinations on the entire record including the results of the 
          on-site physical inspections described above.  The orders here 
          under review were correctly issued and are, therefore, affirmed.

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

               ORDERED, that these petitions be, and the same hereby are, 
          denied, and the Administrator's orders be, and the same hereby are, 
          affirmed.

               Upon a restoration of services the owner may separately apply 
          for rent restoration.



          ISSUED:                                    






                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    






    

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