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

          APPEAL OF                               DOCKET NO.:              
                 SILMAN REALTY COMPANY,          
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     CA610349S 


          On September 29, 1988, the above-named petitioner-owner filed a 
          timely petition for administrative review (PAR) of an order issued 
          on August 30, 1988, concerning the housing accommodation known as 
          Apartment 5-O, 1120 Wyatt Street, Bronx, New York, wherein the 
          Administrator determined that the owner was not maintaining 
          required services, directed restoration of such services, and 
          ordered a rent reduction.

          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 appeal.

          The record reveals that the tenant commenced the proceeding below 
          by filing a complaint of decrease in services alleging that the 
          walls and windows have some type of mold which attracts insects, 
          the "window string is hanging", the stove and refrigerator are 
          defective, there are a lot of water bugs coming from the basement, 
          the bathroom light switch is out of order, and the closet needs to 
          be plastered.

          In an answer to the complaint dated March 18, 1988, the owner 
          stated that the refrigerator was checked and was found to be 
          operating properly, the stove was changed, the bathroom light was 
          fixed, the mold is caused by excessive heat and moisture in the 
          apartment but the tenant washed it down, and an exterminating 
          service is provided once a month.


          An inspection by the Division of Housing and Community Renewal 
          (DHCR) on July 5, 1988, revealed black mold on the bathroom walls, 
          ceiling and window that required immediate attention, the living 
          room right bottom window balance was broken, and there was evidence 
          of water bugs.  Other conditions complained of were found to have 
          been repaired.

          Based on this inspection report, the Rent Administrator issued the 
          order appealed herein.

          The owner asserts in the petition that the black mold had been 
          washed off by the tenant when the owner inspected the apartment but 
          had reappeared by the time the Division inspected, that the ten- 
          ant's complaint did not specify which window was defective but the 
          super fixed the defective spring at the time of the original 
          inspection by the owner, and that the exterminator treated the 
          apartment for infestation in response to the complaint and again
          on September 15, 1988.  The owner submitted receipts showing 
          repairs to the living room window on September 6, 1988, extermina- 
          tion service provided on September 15, 1988, and painting of the 
          bathroom on September 6, 1988.

          The petition was served on the tenant on October 14, 1988.

          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the petition should be denied.

          Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction, upon application by a tenant, based on a 
          finding that an owner has failed to maintain required services.  
          Required services are defined by Section 2520.6(r) to include 
          repairs and maintenance.

          The record in the instant case including the physical inspection, 
          adequately supports the Administrator's determination that the 
          owner failed to repair the conditions cited in the tenant's 
          complaint and, based on this finding, a rent reduction was 

          The owner failed to take adequate steps to address the mold condi- 
          tion but relied on the tenant's own corrective measures which were 
          only temporary in nature.  While the tenant's complaint regarding 
          the window was somewhat ambiguous, the owner should have investi- 
          gated the condition of all windows by inspection and communication 
          with the tenant so that the problem reported by the DHCR inspector 
          would have been detected and corrected by the owner.  As for the 


          waterbug problem, the tenant specifically stated in the complaint 
          that the waterbugs are coming up from the basement.  The inspec- 
          tor's report of evidence of waterbugs confirms that the problem had 
          not been eradicated and that extermination of the basement area in 
          addition to the apartment may be required.

          The Division's records reveal that the owner filed a rent restora- 
          tion application (Docket No. CI620118OR) which was granted.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of the petition is vacated upon issuance of this 
          order and opinion. 

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

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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