CL610135RO
                                    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.:             
                                                  CL610135RO               

                   2860 DECATUR CORP.             RENT ADMINISTRATOR'S
             c/o   JOHN T. SATRIALE,              DOCKET NO.:
                                                  CA610204S               
                                   Petitioner      
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On December 15, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          November 29, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 2860 Decatur Avenue, Bronx, 
          New York, Apartment 25-A, wherein the Administrator determined that 
          a reduction in rent was warranted based upon a reduction in ser- 
          vices.  

          The Rent Administrator also directed full restoration of services.

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of apartment 25-A in the subject premises.

          On January 11, 1988, the tenant, of Apartment 25-A filed a com- 
          plaint alleging, in pertinent part, that the owner failed to 
          maintain services in the subject apartment in that the bathroom 
          ceiling was about to fall down due to the effects of a leak.

          The owner filed an answer to the complaint alleging that it has 
          always maintained services; that repairs are made without delay and 
          that all ceilings have been repaired.

          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on October 5, 1988, revealed that a new bathroom sink was 
          installed by the tenant and that the bathroom ceiling was in a very 
          dangerous condition, in that it was about to fall.  












          CL610135RO



          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the Rent Administrator erred because the bathroom ceiling was in 
          good condition and that the Rent Administration misdescribed the 
          subject apartment as 25-A, when it should have been designated 
          24-A.

          The petition was served on the tenants on January 27, 1989.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for a reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include re- 
          pairs and maintenance.

          Concerning the petitioner-owner's assertion that the Administrator 
          misdescribed the subject apartment, the Commissioner finds that the 
          record lacks support for this contention. The tenant's application; 
          the owner's own answer, the inspection report and the appealed 
          order designate the subject apartment as 25-A and not 24-A.

          The Commissioner has also considered and rejects the petitioner's 
          claim on appeal that the required repair was made prior to the 
          issuance of the Rent Administrator's order.

          A copy of the tenant's complaint was mailed to the owner on 
          February 23, 1988, and the Rent Administrator's order was issued on 
          November 29, 1988.

          It is apparent that the owner had approximately nine (9) months to 
          attend to the complained-of conditions, but had failed to do so 
          prior to the issuance of the Rent Administrator's order.

          The inspector's report clearly showed that even if the owner 
          attempted to correct the bathroom ceiling condition prior to the 
          issuance of the Rent Administrator's order, it had failed to do so 
          in a workmanlike manner.

          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's determi- 
          nation.








          CL610135RO

          The Commissioner finds, that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on October 5, 1988, and that 
          pursuant to Section 2523.4(a) of the Code, the Administrator was 
          mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          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.

          Upon restoration of services the owner may separately apply for a 
          rent restoration and the rent reduction remains in effect until a 
          rent restoration application is filed and granted


          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is

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


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                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