CG620107RO

                                  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.:
                                                       CG620107RO
                   SILMAN REALTY CO.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          BK620114OR
          ----------------------------------x     



            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                 IN PART, AND REMANDING PROCEEDING TO ADMINISTRATOR



          On July 6, 1988, the above-named petitioner-owner filed a Petition 
          for Administrative Review (PAR) of an order issued on June 2, 1988, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 1120 Wyatt Street, Apartment 5-C, Bronx, New York, wherein 
          the Administrator determined that the conditions giving rise to the 
          rent reduction had not been corrected and denied the owner's appli- 
          cation for a rent restoration.

          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 by the owner of an 
          application to restore rent dated November 2, 1987.  A copy of the 
          owner's application was served on the tenant who responded stating 
          that the bedroom window was repaired by the superintendent but 
          broke again and does not close properly.

          An inspection conducted by a Division of Housing and Community 
          Renewal (DHCR) staff inspector on April 19, 1988, disclosed that 
          the master bedroom window was broken and there is peeling paint and 
          plaster in the small bedroom.  Thereafter, the Administrator issued 
          its order denying the owner's application on the basis that repairs 
          have not been completed.













          CG620107RO




          In the PAR, the owner states that the Administrator's order denying 
          the rent restoration is vague in that the order does not state 
          which bedroom window it is referring to and because the tenant was 
          given a painting allowance and did not properly plaster the small 
          bedroom wall or allow owner's workmen to do it.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part and the proceeding 
          remanded to the Administrator for redetermination including re- 
          inspection.

          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 corrected.  In this case, the rent reduction order 
          described the services not being maintained as a defect in the 
          operation of the small bedroom window and peeling paint and plaster 
          on the small bedroom wall.

          The only relevant inquiry in this proceeding is whether those 
          conditions were corrected.

          The inspection report of April 19, 1988, refers to a defective 
          master bedroom window.  This is a separate condition from that 
          cited in the rent reduction order.  It cannot be determined from 
          the inspection report whether the window in the small bedroom was 
          inspected and in any event, the Administrator's order appears to 
          refer to the window in a different room.  Therefore, the Commis- 
          sioner finds that the owner's application should be remanded to the 
          Administrator for an inspection of the small bedroom window and a 
          redetermination of the owner's application to restore rent.

          As to the condition of peeling paint and plaster, the owner 
          contends in this administrative appeal that the tenant was given a 
          painting allowance in December of 1988, after the issuance of the 
          Administrator's order which was intended to cover the necessary 
          plaster and painting, and that the tenant refused the owner's 
          workman, also after the date of the order.  The Commissioner notes 
          that these events, occurring after the issuance of the Administra- 
          tor's order, are outside the scope of review of this Administrative 
          proceeding.


          THEREFORE, in accordance with the City Rent Law and the Rent and 
          Eviction Regulations, it is 











          CG620107RO


          ORDERED, that this petition be, and the same hereby is, granted in 
          part, that the proceeding be remanded to the Administrator for a 
          determination of whether the condition with respect to the de-
          fective operation of the window in the small bedroom has been 
          corrected, and that the Rent Administrator's order be, and the same 
          hereby is, revoked as to this finding and affirmed in all other 
          respects.
           

          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