CE110152RT
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CE110152RT

                    Reyes Alexander,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BJ110157OR

                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On May 31, 1988, the above-named petitioner-tenant filed a petition 
          for administrative review of an order issued on April 26, 1988, by 
          the Rent Administrator, concerning the housing accommodation known 
          as 74-08 260th Street, Apt. 2, Glen Oaks, New York, wherein the 
          Administrator granted the owner's rent restoration application.

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

          This proceeding was commenced by the filing of an application to 
          restore rent dated October 22, 1987, alleging that all repairs 
          required under a previous rent reduction order had been completed.  
          A copy of the owner's application was served on the tenant, who 
          opposed the restoration stating that while the interior plaster 
          work had been completed, the source of the problem had not been 
          addressed in that no repairs were done to the exterior walls.  An 
          inspection conducted on January 21, 1988 found no evidence of water 
          seepage in the affected areas, and that while the stairwell foyer 
          ceiling had been plastered, it had not been painted.

          The Administrator issued its order restoring the rent with the 
          directive that the foyer ceiling be painted.

          In the petition for administrative review, the tenant states that 
          the rent was improperly restored in that there had not been a full 
          restoration of services.

          The Commissioner is of the opinion that the petition should be 
          denied.












          CE110152RT


          Generally, in order for a rent restoration application to be 
          granted, it must be established that the conditions cited in the 
          rent reduction order have been restored and the work in connection 
          therewith has been completed.  There are, however, limited 
          instances where a condition remains which is a deficiency which 
          does not rise to the level of a reduction in services.

          The evidence of record, including the tenant's answer below, 
          indicates that the repair work was performed, and inspection 
          disclosed no reoccurence of the seepage.   The Commissioner finds 
          that the remaining condition consisting of the requirement to paint 
          the re-plastered stairwell foyer ceiling would not, on its own 
          constitute a failure to maintain services.

          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, 
          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