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


          APPEAL OF                               DOCKET NO.: CE510027R0 
          David Becker c/o
          Becker, Reuben and Asscoiates,          RENT ADMINISTRATOR'S
                                                  DOCKET NO.: AK420425S      

                          PETITIONER              PREMISES: 
                                                       Apt. 2A
                                                       929 West End Ave.
                                                       New York, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on April 1, 1988 concerning the housing 
          accommodations relating to the above-described docket number.

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

          This proceeding was commenced on November 19, 1986 by a tenant 
          filing a complaint asserting that the owner had failed to maintain 
          services in the subject apartment.

          In answer, the owner alleged in relevant part that access was not 
          provided by the tenant as required and that the complained of 
          conditions had been corrected.

          A Notice of Inspection (For Access) was mailed to the owner and the 
          tenant, directing them to be present at the subject apartment on 
          January 8, 1988 at 9:00-9:30AM so as to provide access to the owner 
          for the purposes of attending to repairs and/or restoration of 
          services at that time. The notice states the following:

               "Failure of the owner and/or his repair person(s)
               to be present and ready to attend to repairs and/or
               restore services, or failure of the tenant to keep
               this appointment will result in a determination based
               solely on the evidence presently in the record."

          At the scheduled appointment, a physical inspection of the subject 
          apartment was conducted by a DHCR staff member who reported that the 
          building superintendent was present but had no tools, and there were 
          no repairmen present. The inspector further reported that various 
          defective conditions do exist and need to be repaired.

          The Administrator directed the restoration of services and further 
          ordered a reduction of the maximum legal rent as follows:

               1. The doors are not closing properly
               and locks are defective at the living
               room, 2nd.bedroom, 3rd.bedroom and
               maid's room.                              $8.00
               2. Defective windows-
                      living room two sashes             $2.00
                      3rd.bedroom sashes, pane,
                      lock and molding                   $4.00
                      2nd.bedroom sash and lock          $2.00
                      bathroom chain, lock and pane      $2.50
                      master bedroom sashes              $1.50
                      maid's bedroom sash                $1.00
                      maid's bathroom window inoperative $2.00
             (rear) sashes, lock    $2.00
                3. Apartment needs painting.             10% of 
                                                         maximum legal rent
                4. Defective floors in the 
                   living room, kitchen and
                   3rd. bedroom                          $9.00
                5. Hallway lights fixture is loose.      $1.00
                6. Hot and cold water supply to maid's
                   bathroom and kitchen are cut off.     $5.00
                                                  TOTAL $40.00 plus
                                                        10% of maximum
                                                        legal rent

          In the petition for administrative review, the owner contends that 
          his own inspection showed that (1), (5) and (6) as set forth in the 
          Administrator's order do not exist and that (3) and (4) are minor 
          conditions not warranting a rent reduction which the owner can 
          easily repair.

          In answer, the tenant denied any repairs alleged by the owner and 
          otherwise asserted the continued existence of these defective 
          After careful consideration, the Commissioner is of the opinion that 
          the petition should be denied.


          The record clearly shows that the owner was duly notified of the 
          inspection for access and at the scheduled appointment, the building 

          superintendent was present but had no tools, there were no repairmen 
          present. The fact that the owner was not ready to repair at the 
          inspection for access, together with the finding of decreased 
          services, is sufficient reason for this petition to be denied.

          The Commissioner finds that the Administrator's determination was 
          based on a physical inspection conducted by a DHCR staff member who 
          confirmed the existence of defective conditions.  Accordingly, the 
          Administrator's determination was in all respects proper and is 
          hereby sustained. 

          THEREFORE, in accordance with the Rent and Eviction Regulations, it 

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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