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.:DG410253RO     
                                                        
          J. Albert/ Dwight Inc.                   RENT ADMINISTRATOR'S
          c/o  Horing & Welikson,                  DOCKET NO.:DD410063S      
                                                       
                                                   SUBJECT PREMISES:
                                                      264 Lexington Avenue
                                                      Apt. 3C
                                                      New York, NY    
                                PETITIONER     
          -----------------------------------X                           
              
               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on June 23, 1989 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.

            The tenant commenced this proceeding by an April 3, 1989 complaint, 
            asserting that a February 6, 1989 fire had rendered the apartment 
            uninhabitable and that the owner had not started repairs as of yet.

            In answer, the owner asserted that the subject apartment is part of 
            a cooperative, not in its control; that the resident stockholders 
            who are in control did not allow work to commence until the issue of 
            liability for the fire is resolved; and that the tenant is residing 
            in the apartment.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on May 8. 1989 by a DHCR staff member who confirmed that 
            a fire occurred on February 6, 1989; gas was cut off from the 
            building; electric was cut off from the apartment, except the back 
            bedroom; there was hot and cold water in the bathroom, but no water 
            service in the kitchen; most of the apartment was destroyed by fire; 
            one bedroom remained in good condition and was occupied by the 
            tenant since May 1, 1989; there was severe water, fire and smoke 
            damage to the kitchen, living room, bedroom, bathroom and the second 
            bedroom; the walls, ceiling, door, floors and windows in the 
            kitchen, the living room, bedroom and bathroom were damaged by 
            water, fire and smoke; the stove and refrigerator were destroyed by 
            fire; the tenant was not in occupancy from February 6, 1989 to May 
            1, 1989; one bedroom remained habitable and occupied by the tenant; 
            the remaining rooms were uninhabitable.

            The tenant filed a statement on May 19, 1989, asserting that it is 
            DG410253RO







            not the resident shareholders but the owner who did not attend to 
            repairs in the apartment; that the owner is the majority shareholder 
            of all the rental apartments in the building; of the thirty four 
            (34) units of the building, seventeen (17) cooperative apartments 
            are owned by tenant shareholders, four (4) are empty rental 
            apartments owned by the owner, and thirteen (13) are occupied rental 
            apartments owned by the owner.

            The tenant further stated that he does not own the apartment; he did 
            not purchase it; and he has been a rent-stabilized tenant for 
            fifteen (15) years.

            By an order dated June 23, 1989, the Administrator established the 
            legal regulated rent as of February 6, 1989 (the date of the fire 
            which caused the tenant to vacate involuntarily) at $1.00 per month.

            In this petition, the owner contends that the subject apartment is 
            part of a cooperative not controlled by the petitioner; and it was 
            refused access to complete necessary repairs.

            In answer, the tenant asserted that he never bought the apartment; 
            that he never denied access to the petitioner; and that the 
            petitioner started to work on the apartment six months after the 
            fire.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.

            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the May 8, 1989 
            inspection which confirmed that this rent-stabilized apartment was 
            uninhabitable as of February 6, 1989, the date of the fire which 
            caused the tenant to vacate involuntarily.

            The Commissioner notes that the owner's rent restoration application 
            (DJ410050OR) was granted on June 10, 1990.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, it is

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


            ISSUED:

                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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