STATE OF NEW YORK
                     DIVISION OF HOUSING AND COMMUNITY RENEWAL
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

     ------------------------------------X 
     IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
     APPEAL OF                              DOCKET NO.: CK 630128-RO; SJR 5637
                                         :  
                                            DRO DOCKET NO.: AK 630203-OM
       PARKOFF BAINBRIDGE
       ASSOC.              PETITIONER    : 
     ------------------------------------X                             


              ORDER AND OPINION REMANDING PROCEEDING TO ADMINISTRATOR


     On November 21, 1988 the above named petitioner-owner filed a Petition for 
     Administrative Review against an order of the  Rent  Administrator  issued
     October 18, 1988.  The order concerned housing accommodations  located  at
     2705  Bainbridge  Avenue,  Bronx,  New  York.   The  Administrator  denied
     petitioner's application for a building-wide rent increase.

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

     The owner commenced the proceeding on November  11,  1986,  by  filing  an
     application for rent increase due to the  installation  of  major  capital
     improvements to wit-new roof, elevator,  burner/boiler  and  windows.   On
     April 19, 1982 the owner certified that each tenant had been served with a 
     copy of the application and had been afforded an opportunity to respond

     On October 15, 1987 the Administrator  set  a  notice  to  the  petitioner
     requesting the following additional data to process the application:

          - signatures on the contractor's statement with dates of 
            completion

          - the total square footage of the roof and the square footage of
            the area replaced

          - the total number of windows in the building and the number  
            replaced.  Balance of cancelled checks 

          - approvals for burner/burner and additional cancelled checks

          - cancelled checks and approval for elevator


     On October 30, 1987 petitioner requested an extension of time  to  provide
     the information.  That extension was granted and on December 11, 1987, the 
     owner submitted copies of letters it  had  sent  to  the  various  vendors
     demanding  signatures  and  other  information.    Another   request   for
     information was sent tot he owner on April 15, 1988 to which the owner 







          DOCKET NUMBER: CK 630128-RO
     responded on May 18, 1988 that it was ready, willing, and able  to  simply
     but had experienced a change in personnel and needed another extension  of
     time.

     On October 18, 1988 the Administrator issued the order herein appealed him 
     and denied the application, citing the owner's failure to submit necessary 
     information and material, in its petition the owner seeks reversal of  the
     Administrator's order, stating that when the application was filed in late 
     November 1986 the proper cancelled checks and bills were  submitted,  that
     service of the application material on the tenants was not completed until 
     April 1987, that almost seven months passed until  the  first  notice  for
     production of additional information, described above was sent,  and  that
     personnel changes in the owner's company forced a  late  response  to  the
     notice.

     Petitioner argues that a review of the application by the Administrator
     would have provided the necessary  information  regarding  the  number  of
     windows installed and the square footage of the replaced  portion  of  the
     roof.   Petitioner  contacted  the  contractor  for  the  balance  of  the
     information required by the Administrator.  Difficulty  in  obtaining  the
     material from the contractor delayed a full and complete submission  until
     the June 28 and July 11, 1988.   The  owner  included  with  the  petition
     copies of letters addressed to the Administrator, dated June 28  and  July
     11, 1988, transmitting the requested documents including cancelled checks, 
     signed contractor's statements, and all necessary approvals  and  permits.
     The owner also enclosed copies of two receipts for certified mail sent  to
     the Administrator on June 28 and July 11, 1988.

     After careful consideration of the evidence in the record the Commissioner 
     is of  the  opinion  that  this  proceeding  should  be  remanded  to  the
     Administrator for further processing.

     The owner has adequately established that  it  did  comply  with  all  the
     Administrator's requests for information (some of which was indeed readily 
     available in the owner's application) well before the  order  was  issued,
     but for whatever reason the submissions made on June 28 and July 11,  1988
     by certified mail never reached the appropriate file.

     Accordingly, the Commissioner finds that this matter must be  remanded  to
     the Administrator for the purpose of processing  the  owner's  application
     and, if warranted, ordering appropriate rent increases for rent controlled 
     and rent stabilized tenants.

     THEREFORE, pursuant to the Rent Stabilization Law and Code  and  Rent  and
     Eviction Regulations, it is

     ORDERED, that this petition be, and the same hereby  is,  granted  to  the
     extent of remanding this proceeding to the Rent Administrator for  further
     processing consistent with this order and opinion.

     ISSUED:
                                                                   
                                             ELLIOT SANDER
                                           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