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

          APPEAL OF                               DOCKET NO.: DJ110357RO
          JEFFAL REALTY CO.                      RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DD110397S


               On October 12, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued on September 7, 1989. The order concerned the 
          housing accommodations known as Apt. 1G located at 47-51 40th 
          Street, Sunnyside, N.Y.  The Administrator directed restoration of 
          services and ordered a rent reduction for failure to maintain 
          required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on April 17, 1989 by 
          filing a Statement of Complaint of Decrease in Services wherein she 
          stated, in sum, that the owner was not maintaining certain required 
          apartment services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on August 10, 
          1989 and stated, in sum, that all required repairs had been 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on August 16, 1989 and 
          revealed the following:

                    1.   Defective flushometer,

                    2.   Kitchen wall located near stove vent is bulging,

                    3.   Bathroom faucets are difficult to turn on and off, 


                    4.   Kitchen hot water increases when toilet is flushed.

          All other services complained of were found to have been 

               The Administrator issued the order being appealed on September 
          7, 1989 and ordered a rent reduction of an amount equal to the 
          percentage of the most recent guidelines adjustment for the lease 
          commencing prior to May 1, 1989.

               On appeal the owner states that it was denied due process when 
          it was not given notice of the inspection or provided with a copy 
          of the inspector's report.  The owner further argues that the order 
          being appealed is defective because the findings are factually 
          inaccurate, are too trivial to warrant a rent reduction or are 
          based on conditions not complained of.  The petition was served on 
          the tenant on December 29, 1989.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the order being appealed should be affirmed as modified 

               Pursuant to Section 2523.4 of the Rent Stabilization Code, a 
          tenant may apply to the DHCR for a rent reduction based on the 
          owner's failure to maintain services and the rent shall be reduced 
          if the Administrator finds that such services have been reduced.  
          The Code defines required services to be those services required to 
          be maintained on the base date and include repairs and maintenance.  

               The owner's argument that it was entitled to notice of the 
          inspection and a copy of the inspector's report is without merit. 
          Numerous prior orders of the Commissioner have held that the filing 
          of the complaint puts the owner on notice of the existence of the 
          conditions and the need to investigate and make repairs.  The owner 
          is not entitled to notice of the inspection, a right to be present 
          during the inspection or a copy of the inspector's report.  The 
          courts have upheld this policy (see Empress Garden Apts. v. DHCR   
          538 N.Y.S.2d 49 [2nd Dept., 1989]).
               With regard to the owner's argument that the Administrator 
          made findings regarding conditions not cited in the complaint, the 
          Commissioner finds that the tenant never cited a bulging kitchen 
          wall in the instant complaint.  Since the owner was not on notice 
          of this condition, due process considerations require revocation of 
          this finding.  

               The Commissioner determines, with regard to all issues except 
          the bulging kitchen wall, that the Administrator properly based 
          this determination on the entire record including the results of 
          the physical inspection described above.  The owner's arguments 


          regarding factual inaccuracies and conditions too trivial to 
          warrant a rent reductions are without merit. 

               Therefore, the Commissioner finds that the order being 
          appealed should be modified to delete the finding regarding the 
          bulging wall.  The order is affirmed as so modified.  

               The automatic stay of the retroactive rent abatement which 
          resulted from the filing of this petition is vacated upon issuance 
          of this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. DJ110038OR) has been 
          granted by the Administrator.
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.


                                             LULA M. ANDERSON  
                                             Deputy Commissioner


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