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

          APPEAL OF                                    DOCKET NO.: DH110443RO

                    Kreisel Company, Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DE110377S


          The above-named owner filed a timely petition for administrative 
          review of an order issued on July 14, 1989, concerning the housing 
          accommodations known as 215-30 47th Avenue, Apartment 2E, Queens, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased services.

          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.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the shower water temperature fluctuated and that 
          there were backups in the kitchen and bathtub drains.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that required repairs had been 

          Thereafter, an inspection of the subject apartment was conducted by 
          a DHCR inspector who reported that the shower water temperature 
          fluctuated between 104@F and 110@F.  Other services decreases were 
          found to have been corrected.  Based on the inspector's report, the 
          Rent Administrator found that the shower water temperature was 
          inadequate, directed the owner to restore the service and further, 
          ordered a reduction of the stabilization rent.

          In the petition for administrative review, the owner requests that 
          the order be reversed because the fact that the order failed to 


          specify the hot water temperature in the shower at the time of 
          inspection deprived the owner of the opportunity to address the 
          issue in the petition and to rectify the condition.  The owner also 
          alleges that the condition was the result of a temporary disruption 
          of services at the time of inspection due to work related to the 
          installation of a new boiler.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied as more fully set forth below.

          Pursuant to Section 2523.4 of the Rent Stabilization Law and Code, 
          DHCR is required to order a rent reduction, upon application by a 
          tenant, where it is found that the owner has failed to maintain 
          required services.

          Although the Rent Administrator's order cited inadequate hot water 
          as the predicate for the rent reduction in the proceedings below, 
          the DHCR inspector confirmed the tenant's complaint of shower water 
          temperature fluctuation as well as finding a related condition that 
          the hot water temperature was inadequate.  The Rent Administrator's 
          order is amended to concur with the inspector's observations, cited 
          above.  The conditions found warranted the rent reduction granted.

          The owner's petition does not establish any further basis for 
          modifying or revoking the Rent Administrator's order.  The owner's 
          suggestion that an alleged lack of specificity in the Rent 
          Administrator's order deprived the owner of rights is without 
          merit.  The Rent Administrator afforded the owner the due process 
          notice the owner was entitled to by service of the tenant's 
          complaint.  Moreover, the records were available to the owner for 
          inspection after the Rent Administrator's issued the determination 
          by filing a FOIL (Freedom of information Law) Application.
          The owner's claim on appeal that boiler repairs occurring at the 
          time of inspection may have affected services is beyond the scope 
          of review, since administrative review is limited to issues and 
          evidence presented to the Rent Administrator for consideration.  
          Moreover, in light of the fact that the hot water equipment was 
          operating at the time of inspection, albeit inadequately, the 
          owner's claim of services interruptions due to boiler repairs fails 
          to explain the conditions observed.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          order and opinion.

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


          ORDERED, that this petition be, and the same hereby is, denied.  
          The Rent Administrator's order is modified to reflect that a rent 
          reduction was warranted based on the shower water temperature 
          fluctuation conditions.  In all other respects, the Rent 
          Administrator's order is affirmed.


                                             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