CI620104RT, et al.                         
                                  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
          APPEALS OF                               DOCKET NOS.: CI620104RT;  
 CI620122RT;  CI610135RT;
            FRANCES FITZPATRICK, Tenants Rep.      CI620151RT;  CI620159RT;  
            ANN MARTIN, LILLIAN ACCURSO,           CJ610069RT;  CJ610071RT;
            HELEN ENGELFRIED, HELEN O'BRIEN,
            STEPHEN GIGANTE, MICHAEL SCHWARTZ/
            BETH GREENBERG,                        RENT ADMINISTRATOR'S
                                                   DOCKET NO.:
                                  PETITIONERS      CB63021OOR
          -----------------------------------x



           ORDER AND OPINION GRANTING PETITIONS FOR ADMINISTRATIVE REVIEW,
                                       IN PART


          On various dates, the above-named petitioner-tenants filed timely 
          petitions for administrative review (PARs) of an order issued on 
          September 15, 1988, by the Rent Administrator, concerning the 
          housing accommodations known as 3600 Fieldston Road, Bronx, New 
          York, various apartments, wherein the Administrator granted the 
          owner's rent restoration application in part for rent controlled 
          tenants and in full for rent stabilized tenants.

          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.

          These proceedings are being consolidated for disposition herein 
          because they involve common questions of law and fact.

          A review of the record reveals that the owner filed an application 
          to restore rents that had been reduced in Docket No. AG630112B.  
          The rent reduction order had directed the owner to correct the 
          following conditions:

               1.   Lobby and public halls need scraping and 
                    painting.
               2.   Exterior window frames and sills need scraping 
                    and painting.












          CI620104RT, et al.                         




               3.   Incinerator rooms on all floors have 
                    accumulation of trash and garbage.
               4.   Outside courts need sweeping.
               5.   Sidewalks need additional repairs, some cracks 
                    need refilling.
               6.   Entrance doors need painting.

          The owner stated in the restoration application that all services 
          were restored.

          The application was sent to the tenants on April 13, 1988.  Several 
          tenants filed answers, stating, in substance that not all services 
          had been completely restored.

          A Division of Housing and Community Renewal (DHCR) inspector 
          visited the premises on July 11, 1988, and reported that the lobby 
          and public halls were plastered but not painted, the exterior 
          hallway casement windows needed scraping and painting, there was no 
          evidence of trash accumulation in the incinerator rooms, the 
          outside courts were swept, the sidewalks had been repaired, and the 
          entrance doors had been painted.

          The Rent Administrator's orders restored the rent in part for rent 
          controlled tenants, advising the owner to refile for the remaining 
          $4.00 when the windows are scraped and painted and the lobby and 
          hallways are painted.  The rent was restored in full for rent 
          stabilized tenants with a directive to the owner to complete the 
          repairs.

          In the petitions for administrative review, the rent controlled 
          tenants assert that the conditions found to have been corrected by 
          the inspector were actually not corrected.  The rent stabilized 
          tenants make the same argument but also allege in substance that it 
          is unfair for the stabilized tenants to have a retroactive rent 
          restoration when the order directs the owner to complete repairs.

          The owner was served with all the petitions and afforded an oppor- 
          tunity to respond.

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petitions should be denied as to 
          the rent controlled tenants and granted as to the rent stabilized 
          tenants.












          CI620104RT, et al.                         


          Section 2202.16 of the Rent and Eviction Regulations for New York 
          City authorizes a rent reduction based on a decrease in services in 
          an amount which the Administrator finds to be the reduction in 
          rental value of the housing accommodations because of the decrease 
          in services.  Pursuant to this section, a dollar amount is 
          designated for each service decrease and the rent is reduced by the 
          cumulative total of the individual amounts.  Partial restoration of 
          the rent is warranted where it is established that some but not all 
          of the services have been restored.

          In the instant case, the physical inspection on July 11,1988, 
          revealed that some conditions cited in the rent reduction order had 
          been restored but others had not and a partial rent restoration 
          reflecting the dollar amounts attributable to the restored services 
          was properly ordered by the Rent Administrator.

          For rent stabilized tenants, however, Section 2523.4 of the Rent 
          Stabilization Code mandates the same rent reduction (to the level 
          in effect prior to the most recent guidelines adjustment) where 
          there is a failure to maintain required services, regardless of the 
          severity of the services involved.  Consequently, no rent restora- 
          tion is warranted for rent stabilized tenants until all necessary 
          repairs are completed.

          Accordingly, it was error for the Rent Administrator to restore the 
          rent for stabilized tenants when the Division's inspector found 
          that extensive repairs, including scraping and painting public area 
          windows and painting the lobby and hallways, had not been com- 
          pleted.  The rent restoration for rent stabilized tenants is, 
          therefore, revoked.

          The Division's records reveal that the owner filed two subsequent 
          restoration applications:

               FB630152OR was granted in part, restoring $2.00 for rent 
               controlled tenants and

               GL630004OR was denied.  

          The owner is advised to refile when all services have been 
          restored, and should include the rent stabilized tenants, in the 
          application.








          The status of some of the tenants is unknown.  The tenants are 












          CI620104RT, et al.                         

          advised to follow the order applicable to them, based on whether 
          their apartment is rent controlled or rent stabilized.  If this is 
          in dispute between the parties, the owner or tenant should commence 
          a proceeding with the Division for resolution of the issue.


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Rent and Eviction Regulations for New York City, it is

          ORDERED, that these petitions be, and the same hereby are, granted 
          in part, and the Rent Administrator's order be, and the same hereby 
          is, revoked for rent stabilized tenants and is affirmed for rent 
          controlled tenants.


          ISSUED:



          ny

                                                                           
                                                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