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

          APPEAL OF                               DOCKET NO.: CB110367RO
          SUMMIT HOUSE ASSOCIATES                 RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BG110429S

               On  February 10, 1988 the above named petitioner-owner filed 
          a Petition for Administrative Review against an order of the Rent 
          Administrator issued January 21, 1988. The order concerned housing 
          accommodations known as Apt. 1R located at 87-10 51st Ave., 
          Elmhurst, N.Y.  The Administrator directed restoration of services 
          and ordered a rent reduction for failure to maintain required 

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

               The tenants commenced this proceeding on July 9, 1987 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          they alleged that the owner was not maintaining certain required 
          services.  The tenant included in the complaint allegations that 
          the apartment entrance door is defective, that there are 
          electricity problems throughout the apartment, that the heat covers 
          are falling off,and that the vents in the kitchen and both 
          bathrooms are inoperative.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on October 1, 
          1987 and stated, in sum, that services had been restored or that 
          the required repairs had been made.  The owner included copies of 
          work orders signed by the tenant for repairs to the bathroom and 
          kitchen, the living room floor, and the installation of a new lock.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on December 8, 1987 and 
          revealed the following:


                    1.   Excessive air seepage resulting from large gap 
                         between apartment front door and door frame,

                    2.   Second bedroom wall outlet is loose,

                    3.   Water leakage caused by loose living room hot water 
                         pipe cover,

                    4.   Defective second bedroom bathroom air vent.

               The Administrator issued the order here under review on 
          January 21, 1988 and ordered a rent reduction based on the 
          inspector's report. 

               On appeal the owner states that the necessary repairs have 
          been made, that the Administrator's order exceeded the scope of the 
          complaint and that the Administrator issued an order bearing Docket 
          No. BG130035B which dismissed a complaint filed by the tenant 
          wherein the tenant made similar complaints of failure to maintain 
          required services.  The owner attached repair slips, allegedly 
          signed by the tenant, which were offered to support the owner's 
          assertion that repairs were completed between the period of August 
          15, 1987 to September 4, 1987. The petition was served on the 
          tenant on May 13, 1988.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that, pursuant to Section 2523.4 of the 
          Rent Stabilization Code, a tenant may apply to the DHCR for a rent 
          reduction and the Administrator shall reduce the rent based on a 
          finding of failure to maintain required services.  Repairs and 
          maintenance are included within the definition of required 
          services.  The Commissioner finds that the Administrator based this 
          determination on the entire record including the results of the on- 
          site physical inspection described above.  

               The owner asserts that the necessary repairs were completed 
          prior to the issuance of the Administrator's order, the 
          Commissioner notes that the DHCR inspector is neither a party to 
          this proceeding nor an adversary.  The inspector's report is 
          dispositive of the issue of whether the owner was maintaining 
          required services at the time of the inspection.  The signed work 
          orders submitted by the owner refer to conditions other than those 
          reported by the inspector.

               The Commissioner finds that the Administrator's order did not 
          exceed the scope of the complaint inasmuch as all the conditions 
          listed in the order were included in the complaint.  With regard to 
          the owner's allegation that the order issued in Docket No. 
          BG130035B bears on the outcome of this proceeding, the Commissioner 
          notes that the issued dealt with in Docket No. BG130035B involved 


          the bell and buzzer systems and public area lighting.  None of the 
          individual apartment issues raised in the instant proceeding were 
          involved in Docket No. BG130035B.  The Administrator's order was 
          correctly  issued. The order is affirmed.

               The Commissioner notes that the owner's rent restoration 
          application (Docket No. EA110028OR) has been granted by the 
          Administrator.  The automatic stay of the retroactive rent 
          abatement which resulted from the Rent Administrator's is vacated 
          upon issuance of this order and opinion.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

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


                                             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