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.: EA220413R0 
                                                                      
           
          1259 Realty Co.,                        RENT ADMINISTRATOR'S
                                                  DOCKET NO.: CI220028S      
                                                     
                          PETITIONER              PREMISES:
                                                     Apt. D2
                                                     1259 East 13 Street     
                                                     Brooklyn, NY            
          -----------------------------------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 January 3, 1990 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 this administrative appeal.

          This proceeding was commenced on September 5, 1988 by the tenant 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          In answer, the owner asserted in substance that repairs were 
          completed; and in particular, all windows were put in good 
          condition.

          On December 19, 1989, a physical inspection of the apartment was 
          conducted by a DHCR staff member who confirmed that the bedroom 
          right-hand window did not line up and could not be locked.

          By an order dated January 3, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the maximum legal 
          rent by $4.50 per month.

          In the petition for administrative review, the owner contends in 
          substance that it never received any complaint from the tenant.


          EA220413RO


















          In answer, the tenant denied the allegations in the petition and 
          otherwise asserted that the defective window was never repaired.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          DHCR is authorized to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          essential services.

          In the instant case, the petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner failed to maintain essential services, based on a 
          December 19, 1989 on-site inspection confirming the existence of 
          defective conditions. Accordingly, the determination was in all 
          respects proper and is hereby sustained.

          The owner may apply for a rent restoration if the facts so warrant.

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent and Eviction Regulations, 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
    

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