ADM. REVIEW DOCKET NO. DH 510542 RO


                                  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.:               
                                                 DH 510542 RO    
                                              :
                                                 DRO ORDER NO.:           
                                                 DF 510214-S                
                 AXELROD MANAGEMENT CO., INC.  
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 28, 1989, the above-named petitioner owner filed a 
          Petition for Administrative Review (PAR) against an order  issued
          on August 4, 1989 by  the  Rent  Administrator  at  Gertz  Plaza,
          Jamaica, New York, concerning the housing accommodations known as 
          2300 Fifth Avenue,  Apartment  No.  14E,  New  York,  N.Y.  10037
          wherein the Administrator established the rent for  the  tenants'
          apartment at $1.00 per  month  effective  June  1,  1989  on  the
          grounds  that  a  fire  had  rendered   the   subject   apartment
          uninhabitable.

               On appeal, as below, the owner requests a  reversal  of  the
          Administrator's order, and dismissal of the  tenant's  complaint.
          The owner argues, in essence, that the  Administrator  failed  to
          take into account the owner's answer that  the  tenants  did  not
          deserve any rent  reduction  while  the  fire  damage  was  being
          repaired because the fire was caused by the tenants' negligence. 
               
               The petitioner further protested the  Administrator's  order
          on the  ground  that  it  did  not  terminate  at  the  time  the
          apartment is repaired, and argues that it permits the tenants  to
          live there at $1.00 per month until an order is issued  restoring
          the rent.  The petitioner notes that the tenants were restored to 




          possession one week after the rent reduction  order  was  issued,
          and submits a copy of a statement signed  by  the  tenant,  dated
          August 11, 1989, setting forth that "All work necessary to repair
          all  damages  by  the  recent  fire  has  been  completed  to  my
          satisfaction."  

               The tenants do not dispute that repairs were  made  promptly
          nor the owner's entitlement to rent as of August  11,  1989,  but






          ADM. REVIEW DOCKET NO. DH 510542 RO
          request that they be credited pro-rata for the twenty-eight  days
          (28) of June rent which was paid but for which time the apartment 
          could not be occupied.

               A search of Division records also reveal  that  on  June  6,
          1990, the Administrator  granted  the  owner's  rent  restoration
          application under Docket No. DI-410129-OR effective May 1,  1990.
          The Administrator found that an  inspection  conducted  on  March
          16, 1990 confirmed that the tenants were in  occupancy  and  that
          repairs had been made, but that the living room window locks were 
          missing and that one window sash failed to stay open.   There  is
          no record of an administrative appeal  of  the  rent  restoration
          order by either the tenants or the owner. 

               The applicable law is Sections 2522.6 and 2523.4 of the Rent 
          Stabilization Code.

               After careful consideration,  the  Commissioner  is  of  the
          opinion that the petition should be denied to the extent that the 
          petitioner seeks a reversal of the Administrator's rent reduction 
          order.   

               The Commissioner notes that the $1.00 per month rent allowed 
          during  the  period  the  premises  were  rendered  uninhabitable
          conveyed to  the  tenants  only  the  right  to  be  restored  to
          occupancy upon the completion of repairs and no other rights. 

               The record confirms that the premises were uninhabitable for 
          the period from June 3, 1989 through August 10, 1989,  inclusive.
          The $1.00 per month rent terminated effective the first date  the
          premises were restored and the tenants  resumed  occupancy.   The
          tenants are correct that they are entitled  to  be  credited  the
          June 1989 rent which was paid,  but  for  which  time  they  were
          unable to occupy the premises, apportioned to  the  period  after
          they resumed occupancy. 







               The Commissioner makes no determination with regard  to  the
          owner's bare allegation below and at PAR that the fire  may  have
          been the result  of  negligence  on  the  part  of  the  tenants.
          However, this order is issued without prejudice  to  the  owner's
          right to such relief in a court of competent jurisdiction. 

               The  Administrator's  order  is  modified  to  reflect   the
          correct address of the subject accommodation.  However, the issue 
          date of the Administrator's order remains August 4, 1989 for  all
          other purposes.  

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

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






          ADM. REVIEW DOCKET NO. DH 510542 RO

          ISSUED:






                                                                        
                                          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