CC 610063 RT

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

          APPEALS OF                              DOCKET NO.: 
                                                  CC 610063 RT; CC 610064 RT;
                                                  CC 610065 RT; CC 610066 RT;
                                                  CC 610067 RT; CC 610074 RT;

             VARIOUS TENANTS OF 3150              DISTRICT RENT
             ROBERTS AVENUE                       ADMINISTRATOR'S DOCKET 
                                                  NO.: BE 610041 OR

               The Commissioner has consolidated the above referenced 
          proceedings as all contain common issues of law and fact.

               The petitioner-tenants in the above referenced proceedings  
          filed timely Petitions for Administrative Review against an order 
          of the Rent Administrator issued January 26, 1988. The order 
          concerned housing accommodations located at 3150 Roberts Avenue, 
          Bronx, N.Y.  The Administrator granted the owner's rent restoration 

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by these 

               The owner commenced this proceeding by filing an Application 
          to Restore Rent on May 15, 1987 wherein it alleged that it had 
          restored services for which a rent reduction order bearing Docket 
          No. AG 630125 B had been issued.

               The tenants were served with copies of the application and 
          afforded an opportunity to respond. Thirty-two tenants filed 
          responses on August 14, 1987 and stated, in sum, that the owner had 
          not restored services. 
               The Administrator ordered a physical inspection of the 
          building.  The inspection was conducted on September 29, 1987 and 
          revealed the following:

                    1.   No evidence of broken windows at Apts. 4C and 3D 

          CC 610063 RT


                    2.   No evidence of defective lobby light, 

                    3.   Entire building hallway, lobby, stairwell and walls 
                         had been painted.  
               The Administrator issued the order here under review on 
          January 26, 1988.  Rent restoration of $9.00 per month was ordered 
          for rent controlled tenants effective February 1, 1988.  Rent 
          restoration was ordered for rent stabilized tenants effective 
          August 1, 1987. 

               Six tenants have filed appeals from the Administrator's order.  
          The Commissioner initially notes that the tenant of Apt. 4C (see 
          Docket No. CC 610065 RT) did not file a response before the 
          Administrator.  It is well settled that the scope of review of an 
          administrative appeal is limited to facts or evidence presented 
          before the Administrator unless such facts or evidence could not 
          have been presented.  Therefore, the Commissioner cannot consider 
          this tenant's challenge to the rent restoration which the tenant 
          makes for the first time on appeal.  This petition is, accordingly, 

               The remaining five tenants all state that repairs had not been 
          completed at the time of the physical inspection of the building.  
          Three of the five tenants state that services were not fully 
          restored until November 3, 1987 and argue that the rent should be 
          ordered restored as of that date.  
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that these petitions should be 

               The crux of the argument of the five tenants whose petitions 
          are before the Commissioner is that services were not restored at 
          the time of the physical inspection of the building which was 
          conducted on September 29, 1987.  The tenants have submitted no 
          proof to rebut the inspector's report.  Numerous prior orders of 
          the Commissioner have stated that the report of a DHCR inspector is 
          entitled to more probative weight than the unsupported allegations 
          of a party to the proceeding.  The Administrator correctly relied 
          on the inspector's report, which stated that services had been 

               With regard to the effective date for rent restoration set 
          forth in the order here under review, the Commissioner notes that 
          DHCR policy is to order rent restoration for rent stabilized 
          tenants on the first rent payment date following service of the 
          application for rent restoration on the tenants.  The Administrator 
          correctly ordered the rents for rent stabilized tenants restored 
          effective August 1, 1987.  The order here under review is affirmed.

          CC 610063 RT

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

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


                                             JOSEPH A. D'AGOSTA
                                             Acting 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