CD 610221-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:   
                                                  CD 610221-RO               
                    BERNARD PUTTER,                    
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      BF 610056-B


            On April 12, 1988, the above-named petitioner-owner filed a 
            petition for administrative review of an order issued on March   
            14, 1988, by the Rent Administrator, concerning the housing 
            accommodation known as 1540 Pelham Parkway, Bronx, New York, 
            Various Apartments, wherein the Administrator reduced the rent upon 
            a finding of decrease in services building-wide.

            The Commissioner has 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 proceeding was commenced by the filing of a complaint on June 
            16, 1986 alleging a failure to provide certain services.  On 
            October 9 and November 24, 1987 a Division staff member inspected 
            the premises.  As a result of these inspections an order reducing 
            the rent was issued March 14, 1988 based on failure to provide 
            services building-wide.

            In the PAR, the owner contends that none of the three conditions 
            listed in the Administrator's order make the tenants' individual 
            apartments uninhabitable, that none of the conditions cited were 
            actually complained of by the tenants, and, in any event, all 
            conditions were repaired prior to the issuance of the order.  The 
            owner's submission includes copies of bills for various work 

            Several tenants responded to the owner's PAR citing a non working 
            intercom, poor janitorial service, trash left in the compactor 
            rooms, and "work in progress" that has left the building in a state 
            of disorder.

          CD 610221-RO

            The Commissioner is of the opinion that the petition should be 

            Pursuant to Section 2523.4 of the Rent Stabilization Code, a tenant 
            may apply to the Division for a reduction of the legal regulated 
            rent and the Division shall so reduce the rent where it is found 
            that the owner has failed to maintain  required services.  Required 
            services are not limited to those within the individual housing 
            accommodation nor must the condition render the individual living 
            space uninhabitable. 

            The tenants' complaint of June 16, 1986 cited, among other things, 
            pointing problems, serious leaks, and public areas not being 
            cleaned.  The inspection report was prepared by a Division employee 
            who is neither a party to the proceeding nor an adversary of the 
            owner or tenants.  The report was signed and dated and properly 
            placed in the record for the Administrator's consideration.  The 
            inspection results included peeling paint and plaster and evidence 
            of water leaks in several places.  The owner's PAR itself states 
            that after the ceilings were painted on or about February 25, 1987, 
            a new leak seeped through.  This is consistent with the inspector's 

            On PAR, the owner submits bills and receipts for work he alleges 
            was performed prior to the issuance of the order.  None of these 
            bills was submitted to the Rent Administrator or made part of the 
            record prior to the order.

            Pursuant to Section 2529.6 of the Rent Stabilization Code, review 
            of an order is limited to the facts or evidence before the Rent 
            Administrator.  Since the owner has not established that said bills 
            cold not have been offered in the prior proceeding, they can not be 
            considered here.  The Commissioner notes that one of the bills sub- 
            mitted is for the painting of the ceilings throughout the building 
            and is dated October 19, 1987.  However, the subsequent physical 
            inspection of the building on November 24, 1987 revealed that the 
            necessary plastering and painting had not been done. The inspection 
            reports of October 9, 1987 and November 24, 1987 are consistent in 
            their findings of peeling paint and plaster.  The subsequent 
            physical inspection also showed that the laundry room/floor had 
            been replaced with ceramic tile.  While it was error for the Admin- 
            istrator to include this peeling paint on the laundry room floor as 
            a reason for the rent reduction, the other findings of the Rent 
            Administrator based on physical inspection were sufficient in 
            themselves to warrant the rent reduction of one guideline. 

          CD 610221-RO

            Accordingly, the Commissioner finds that the Administrator properly 
            based his determination on the entire record, including the 
            physical inspections, and that pursuant to Section 2523.4(a) of the 
            Code, a rent reduction is warranted based on the finding that the 
            owner has failed to maintain required services.  The Commissioner 
            also notes that an application to restore rent was made by the 
            owner and granted by the Division on June 5, 1991.

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

            ORDERED, that this petition be, and the same hereby is, denied, 
            and the Rent Administrator's amended order issued on January 23, 
            1991 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