CH110072RO

                                  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.: CH110072RO
                    
                  JAIRAJ ASSOCIATES                                          
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: CA110071S   
                                    PETITIONER
          -------------------------------------x

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On August 29, 1988. the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on     
          July 29, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 88-05 Merrick Boulevard, Apt.#9G, Queens,   
          N.Y., wherein the Administrator determined that the owner was not 
          maintaining certain services, directed restoration of such 
          services, and ordered a rent reduction.

          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.

          A review of the record reveals that the tenant filed a complaint on 
          January 19, 1988 seeking a rent reduction because the kitchen 
          cabinet on the wall is unusable due to mold and water seepage, the 
          heat is inadequate, and the roof leaks in the foyer and living 
          room.

          The owner did not answer the complaint.

          A physical inspection on May 18, 1988 by a DHCR employee confirmed 
          the allegations in the tenant's complaint except for the inadequate 
          heat aspect which could not be investigated because the outside 
          temperature was 62 degrees.

          The Rent Administrator issued the order appealed herein on July 26, 
          1988 reducing the rent.

















          CH110072RO


          In the petition for administrative review, the owner asserts that 
          the tenant has repeatedly denied access for repairs, that the Rent 
          Administrator failed to give the owner notice of the inspection or 
          the results of the inspection in violation of established DHCR 
          procedures, and that the tenant already has a rent reduction and is 
          entitled to only one.  The owner enclosed copies of several other 
          rent reduction orders issued for the same apartment.

          In answer to the petition, the tenant stated that he had not 
          refused access and that all conditions had been corrected except 
          the kitchen cabinet.

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

          Pursuant to Section 2529.6 of the Rent Stabilization Code the scope 
          of review in administrative appeals of Rent Administrator orders is 
          limited to a review of the facts or evidence that was before the 
          Administrator.  The petitioner's failure to raise the denial of 
          access issue below precludes consideration of the matter for the 
          first time on appeal.

          Contrary to the owner's assertion, DHCR is not required to notify 
          owners of scheduled inspections or of the results of such 
          inspections Empress Manor Apts. v. DHCR, 547 NYS2d 49 (2nd Dept. 
          1989).  Service of the complaint on the owner gives the owner 
          adequate notice of the conditions requiring repair and an 
          opportunity to effectuate such repairs.

          The owner is correct that the tenant is entitled to only one rent 
          reduction at a time and the order appealed herein specifically so 
          states.  While no further rent reduction is authorized, the owner 
          is required to restore all services in all pending rent reduction 
          orders before the rent will be restored.

          The Division's records reveal that the owner's application to 
          restore the rent reduced in this proceeding was granted on May 16, 
          1989 (Docket No. CH110172OR).

          The rent reduction order was properly granted based on the results 
          of the physical inspection which confirmed that the owner was not 
          maintaining required services.  Section 2523.4 of the Rent 
          Stabilization Code requires DHCR to reduce the rent in such 
          situations and the owner's petition does not establish any basis 
          for modifying or revoking that order.












          CH110072RO


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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