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

          APPEAL OF                               DOCKET NO.: 
                      JO ANN LEVINE,                  
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     83915B        


          On April 27, 1988, the above-named petitioner-tenant timely refiled 
          a petition for administrative review (PAR) of an order issued on 
          March 19, 1986, by the Rent Administrator, concerning the housing 
          accommodation known as 39-25 51st Street, Sunnyside, New York, 
          wherein the Administrator determined that a security guard for the 
          garage area is a required service, directed the owner to restore 
          the service within 35 days, and reduce the rent.

          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 proceeding was commenced by the filing by the tenants of a 
          complaint of decrease in services alleging that security guard 
          services had been discontinued.

          On September 4, 1985, a hearing was held wherein the Administrative 
          Law Judge found that a security guard in the garage area between 
          the hours of 3 and 11 p.m., 5 days per week, is a required service 
          and an order to this effect was issued on March 19, 1986, by the 

          In the PAR, the tenant contends that the rent decrease should have 
          spanned the entire period during which there was no security guard.  
          Instead, the tenant contends, only one month's decrease was allowed 
          because the owner filed for and was granted restoration one month 
          after the order was issued.


          The tenant further claims that security guard services for the 
          building, and not just the garage, were provided on the base date 
          and should have been found to be required services.

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

          The Commissioner rejects the tenant's contention that the security 
          guard was provided for the building as well as the garage area.  
          The tenant submits no evidence to refute the finding below and 
          tenant's bare allegation is not supported by the record and found 
          to be without merit.  
          The tenant appears to be mistaken regarding the effective date of 
          the Administrator's order.

          An order reducing the rent is, pursuant to the Rent Stabilization 
          Law and Code, effective the first rent payment date following 
          service on the owner of the tenants' complaint.

          The order herein appealed, issued March 19, 1986, reduced the 
          tenants' rent retroactive to the first day of the month following 
          the date of service on the owner of the tenant's complaint.  The 
          Hearing officer determined the effective date to be November 1, 

          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

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