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

     APPEAL OF                              DOCKET NO.:DD 120349-RT
                                            RENT ADMINISTRATOR'S
       KEVIN MCSHANE                        DOCKET NO.: AI 130133-OM
                           PETITIONER    : 


     On April 20, 1989 the above-named petitioner-tenant filed a  petition  for
     an administrative review against an order issued on April 11, 1989 by  the
     District Rent Administrator (92-31 Union Hall Street, Jamaica,  New  York)
     concerning  the  housing  accommodations  known  as  44-08  47th   Avenue,
     Woodside, New York, Apartment D1, ( a rent controlled  unit)  wherein  the
     Administrator granted major capital improvement (MCI) rent  increases  for
     the controlled and stabilized apartments in the subject premises based  on
     the installation of aluminum windows at the premises.

     The landlord commenced the proceeding below by initially  filing  the  MCI
     application on  September  26,  1986,  together  with  various  supporting
     documentation.  The order of  the  Administrator  appealed  herein,  which
     granted the landlord's application as  to  all  apartments,  contains  the
     notations that various tenants responded alleging faulty  installation  of
     windows; inspections conducted on April  7,  1988  and  December  7,  1988
     revealed that windows in apartment D1 are defective; and that  the  tenant
     of said apartment agreed that all defects have been corrected.

     In this petition for administrative review  the  tenant  of  apartment  D1
     contends, in substance, that the increase should be revoked on  the  basis
     that the order erroneously states that the repairs were made.

     In response to the tenant's petition, the owner filed an  answer  stating,
     in substance, that several  attempts  were  made  to  service  windows  in
     apartment D1, but the tenant failed to keep  appointments.   The  landlord
     submitted with his answer a letter dated February 12, 1990 from the window 
     contractor stating that the tenant failed to keep four appointments in the 
     last six months to service the windows.

     After  careful  consideration  of  the  entire  evidence  of  record,  the
     Commissioner is of the opinion that this petition should  be  granted,  in

     The record discloses that an  inspection  was  conducted  of  the  subject
     apartment on April 7, 1988, the report of which disclosed, that  an  among
     other things, that the newly installed bathroom window pane  was  cracked;
     and that the  windows  installed  in  the  kitchen,  livingroom,  and  two
     bedrooms all had inoperable locks.


          DOCKET NUMBER: DD 120349-RT
     The landlord subsequently submitted a statement,  signed  by  the  tenant,
     dated August 1988 which reads  "all  materials  have  been  furnished  and
     installed, and the work satisfactorily completed."

     The tenant,  thereafter  advised  the  Administrator  that  the  statement
     referred to the fact that the bathroom window had been replaced  but  that
     none of the other problems had been corrected.  It does  not  appear  from
     the record that the Division notified the landlord of  this  statement  by
     the tenant.

     On December 7, 1988 a second physical inspection was made of  the  subject
     apartment, the report of which disclosed that  the  windows  were  drafty;
     that the windows throughout the apartment  were  difficult  to  close  and
     lock; that the windows were misaligned; and that the  condition  notes  by
     the early inspection had not been corrected.  In view of the record  which
     was before the Rent Administrator as of the issue date of the  order,  the
     Commissioner is of the opinion that it would  have  been  proper  to  have
     excluded the subject apartment from the rent increase.

     However, because the Division failed  to  inform  the  landlord  that  the
     tenant had continuing complaints with the windows, and  it  was  therefore
     reasonable for the owner to rely on the tenant's statement of August  1988
     that the work was satisfactorily completed, the  Commissioner  is  of  the
     opinion that the  rent  increase  for  the  subject  apartment  should  be
     suspended retroactive to  the  effective  date,  rather  than  revoked  in

     Such suspension would ordinaryly remain  in  effect  until  such  time  as
     appropriate corrective action is taken by the landlord.  In  this  respect
     the owner, in answer to the petition, has submitted a statement  from  the
     window contractor dated February 1990,  to  the  effect  that  the  tenant
     failed to keep four appointments  to  repair  the  new  windows  with  the
     preceding six months.  In view of the  tenant's  failure  to  refute  this
     submission the allegation of that the tenant has denied access  is  deemed
     admitted.  Accordingly, the Commissioner deems it appropriate to reinstate 
     the increase for the windows, effective as of the date of issuance hereof. 
     The owner is hereby directed to repair any existing defects  with  respect
     to the windows in apartment D-1, if it has not already done  so,  and  the
     determination herein is without prejudice  to  the  right  of  the  tenant
     filing an appropriate service complaint with the Division, if the facts so 

     THEREFORE, in accordance with the provisions  of  the  Rent  and  Eviction
     Regulations for New York City, it is

     ORDERED, that this petition be, and the same hereby is  granted  in  part;
     that the collection of the rent increase authorized by  the  Administrator
     for the installation of new windows be the same hereby is  suspended  with
     respect to apartment D-1 from  its  inception  and  is  hereby  reinstated
     effective as of the date of issuance of this order; and it is further


          DOCKET NUMBER: DD 120349-RT
     ORDERED, that the landlord refund to the tenant any excess rent  resulting
     from this Order written 30 days from the date of issuance hereof.


                                          JOSEPH A. D'AGOSTA
                                      Acting 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