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

          APPEAL OF                                    DOCKET NO.: CJ210162RO

               Bay Parkway Realty Assoc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BH210607S


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 8100 Bay Parkway, Apt. 5M, Brooklyn, 
          New York.

          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 the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          August 28, 1987 asserting that the owner had failed to maintain 
          certain services in the subject apartment.  The tenant stated that 
          two faucets on the bathroom sink needed repair and the shower head 
          constantly leaked water. 

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed by the superintendent.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on August 18, 1988 who confirmed the existence of 
          the following defective conditions:

          1.   Bathroom basin faucets leak at base.
          2.   Shower stall has leak damage.  Wall tiles are falling out.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner states, in 
          substance, that the shower stall, wall tiles and bathroom basin 


          faucets have been repaired for some time now and that the 
          conditions found by the inspector are isolated occurrences that can 
          happen in the course of regular maintenance in any building and 
          should not warrant such a large rent reduction.

          The DHCR served a copy of the petition on the tenant on December 8, 
          1988.  In response, the tenant states that the bathroom basin 
          faucets still leak at the base and the shower stall has leak damage 
          and more tiles are falling out.
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          The Commissioner has considered the owner's claim that the Rent 
          Administrator erred by reducing the rent of the tenant based on the 
          fact that the defects occur in the course of regular maintenance 
          and rejects that argument.

          Since the owner responded to the tenant's complaint on October 28, 
          1987 and an inspection of the apartment ten (10) months later on 
          August 18, 1988 revealed the defective conditions, the owner had 
          ample time to repair the bathroom basin faucet, the leak in the 
          shower stall and the resulting damage caused by this leak.  These 
          are not recurring maintenance items and if they had been repaired 
          in a timely and workmanlike manner by the owner, they would not 
          have been in evidence when the inspection took place. 

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by the tenant, 
          where it is found that the owner has failed to maintain required 
          services.  The owner's petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining  required services based on a 
          physical inspection on August 18, 1988 confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

          The Administrator's order was properly based on the on-site 
          inspection which confirmed the existence of the defective bathroom 
          basin faucets and the leak damage in the shower stall.  
          Accordingly, the determination was in all respects proper, and is 
          hereby sustained.
          The Division's records reveal that the owner's rent restoration 
          application is pending before the Administrator.

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


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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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