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

          APPEAL OF                               DOCKET NO.: CL 420034 RO

              The Herman Realty Corp. a/a/f       DISTRICT RENT     
              The 141 East Third St. Co.          ADMINISTRATOR'S DOCKET    
                                                  NO.: BL 420208-S
                                                  PREMISES: 145 E. 3 St.    
                                                            # 11D NY, NY.    


          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          relating to the above described docket number.

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

          On December 23, 1987, the tenant commenced the proceeding below 
          by filing a complaint of decrease in services.  The tenant stated 
          in the complaint that teh windows were defective the bathroom 
          ceiling and livingroom was were cracked and would collapse, the 
          bathroom tank flush was not working properly.                 

          The owner, was served with a copy of the tenant's complaint and 
          interposed an answer on February 11, 1988.  In its answer the 
          owner stated that the toilet would be repaired by the 
          superintendent, with regard to the other repairs, the owner 
          stated that its contractors had received purchase orders to 
          complete the plastering, painting and window repairs.  The owner 
          provided the phone numbers of its contractors in its answer and 
          stated that the tenant could make arrangements with said 
          contractors to complete the work at a convenient time for the 

          DOCKET NO.: CL420034 RO

          On August 15, 1988, the tenant was served with the owner's answer 
          tothe tenant's complaint and asked to verify the owner's reply 
          and advise the Division if repairs were made.

          On August 31, 1988, a final notice was served on the tenant, in 
          that the tenant's answer had not yet been received by the 

          On August 31, 1988, the tenant filed a response, stating that the 
          repairs were made.                                           

          On September 6, 1988, the tenant responded to the notice of 
          August 31, 1988, stating that the work was not done.           

          On September 20, 1988, a physical inspection was conducted by a 
          Division inspector.  The inspector's report stated that the 
          toilet had been repaired; there were two defective windows in the 
          bedroom, one in the bathroom, two in the livingroom and one in 
          the kitchen.  The inspector's report goes on to state that there 
          were cracks in the plaster of the livingroom walls that were 
          moderate to severe.

          On November 7, 1988, the Administrator issued an order reducing 
          the maximum legal rent and directing that services be restored.

          In its Petition for Administrative Review, the owner requests 
          that the Administrator's order be reversed.  The owner states in 
          its petition that tenant did not want arrangements made for its  
          contractors to do the repairs due to the tenant's health, and 
          that the tenant stated that she would make the repair 
          arrangements when she felt better.  The owner goes on to state 
          that in tis answer to the complaint, it provided the names and 
          phone numbers of its contractors and that neither the Division 
          nor the tenant put the owner on notice that work was requested 
          and not performed.  In addistion, the owner states that it cannot 
          force a tenant who claims health problems into letting 
          contractors perform work in her apartment.  The owner goes on to 
          state that for the Division to reduce, the rent is unjust without 
          verifying that the tenant claimed health problems and was not 
          ready to have repairs performed.

          The Commissioner is of the opinion that the petition should be 

          In view of the owner's having failed to raise the issue of the 
          tenant's health before the Administrator below, the Commissioner 

          DOCKET NO.: CL420034 RO

          will not entertain the owner's assertions raised for the first 
          time on appeal.  The Administrator's order reducing the rent was
          therefore correct when issued.

          This order is issued without prejudice to the owner's right to 
          file for a restoration of rent based on a restoration of 
          services, file facts so warrant.

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

          ORDERED, that this petition be, and the same hereby is, denied, 
          and that the District Rent Administrator's order be, and the same 
          hereby is, affirmed.


                                                  ELLIOT SANDER
                                                  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