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

          APPEAL OF                                DOCKET NO.:DG430030RO     
          Henry Street Assoc.,                     RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DB430065HW     
                                                   SUBJECT PREMISES:
                                                      177 Henry Street
                                                      various apts.
                                                      New York, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on April 27, 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.

            Various tenants commenced this proceeding on February 7, 1989 by 
            filing a complaint asserting that the owner had failed to maintain 
            adequate heat/hot water services in the subject building.

            On February 28, 1989, DHCR mailed a copy of the complaint to the 
            owner. In an answer filed on March 8, 1989,  the owner through its 
            attorneys requested a thirty (30) day extension of time to answer.

            The owner through its attorneys filed on April 18, 1989 another 
            answer stating that a new boiler system was installed in January 
            1989 and that the outdated plumbing system is being replaced, 
            requiring an occasional shut-down.

            On May 5, 1989, a physical inspection of these apartments was 
            conducted by a DHCR staff member who confirmed that the hot water 
            service was inadequate in all apartments; and that the heat, 
            however, was adequate.

            By an order dated April 27, 1989, the Administrator directed the 
            restoration of services and ordered a rent reduction.


            The Commissioner notes that an amended order was issued on May 8, 
            1991 to correct only the tenants' status, while other parts of the 
            April 27, 1989 order remain unchanged.

            In this petition, the owner contends in substance that all work was 
            done; that the tenants knew of possible temporary disruptions of hot 
            water service while repairs were made; and that no rent reduction is 
            therefore warranted. The Commissioner notes that the owner's 
            attorneys withdrew from representation of the case by a letter filed 
            on January 3, 1990.

            In answer, various tenants denied the owner's allegation of 
            temporary disruptions of hot water service, and otherwise asserted 
            in substance that hot water was inadequate for months.

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

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services. Pursuant to Section 2202.16 of the Rent and Eviction 
            Regulations, the Administrator may impose a rent reduction when 
            there has been a reduction in services.

            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the May 5, 1989 a 
            physical inspection which confirmed that the hot water service was 
            inadequate in all apartments. In addition, the owner failed to 
            establish that this inadequate hot water service was temporary and 
            not of long duration and did not inconvenience the tenants for 

            The owner is advised to file a rent restoration application if the 
            facts so warrant.

            THEREFORE, in accordance with the Rent Stabilization Law and Code, 
            Rent and Eviction Regulations 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.


                                                  LULA M. ANDERSON
                                                  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