Docket Number: EA 110384-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: EA 110384-RO 
                                            :   (Refile of DL-110104-RO)
           VIG ASSOCIATES,
                                            :  DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: DH 110166-S  
                              PETITIONER    : 

        On December 15,  1989,  the  above-named  petitioner-owner  filed  a
        Petition for Administrative Review (PAR) against an order issued  on
        November 14,  1989,  by  the  Rent  Administrator  at  Gertz  Plaza,
        Jamaica, New York concerning the housing accommodations known as 
        43-31 Ithaca Street, Apartment 204, Elmhurst, New York, wherein  the
        Administrator reduced the tenant's rent  based  on  a  reduction  of
        individual services.

        On January 22, 1990, the Commissioner issued an order rejecting  the
        appeal for various procedural reasons without prejudice to refile  a
        properly completed petition in a timely manner.  The owner perfected 
        the appeal on January 24, 1990.

        The  issue  in  this   appeal   is   whether   the   Administrator's
        determination was correct.

        The applicable law is Section 2520.6(r) of  the  Rent  Stabilization

        The tenant commenced these proceedings August 10, 1989 by  filing  a
        complaint alleging, among other items,  that  the  refrigerator  was
        broken, that the stove was defective,  that  the  bathroom  plumbing
        leaked, that the apartment was infested with  roaches  and  rodents,
        that the bathroom ceiling had leaks  and  falling  plaster,  that  a
        kitchen closet door was broken, that heat was inadequate,  and  that
        the bathroom seat was broken.

        The owner responded on September 2, 1989 that upon  receipt  of  the
        complaint, the tenant was contacted and all the  problems  corrected
        to the tenant's satisfaction.  The owner asserted among other items, 
        that the refrigerator was replaced,  that  the  stove,  ceiling  and
        bathroom plumbing  had  been  repaired  or  replaced,  and  that  it
        provided regular extermination services.  As  to  the  complaint  of
        inadequate heat,  the  owner  pointed  to  a  July  18,  1989  order
        terminating a hot water complaint under Docket No. DC  130044-HW  on
        the grounds that a physical inspection on May 16, 1989 revealed that 
        heat and/or hot water services to be adequate.

        An inspection conducted on October 30, 1989,  by  a  member  of  the
        Division's inspection staff showed the  refrigerator  gasket  to  be
        worn,  causing  icing  and  water  accumulation;  roach  and  rodent

          Docket Number: EA 110384-RO

        infestation in the kitchen;  peeling  paint  throughout  the  entire
        apartment and holes in the bedroom walls and ceiling; and a  kitchen
        closet door off its hinges.  The inspector found no  evidence  of  a
        defective stove or defective  bathroom  fixtures,  nor  evidence  of
        leaks.  The report further stated that heat was  adequate  and  that
        the tenant had been provided a new toilet seat.

        Based on  the  inspector's  findings,  on  November  14,  1989,  the
        Administrator issued an order reducing  the  tenant's  rent  by  the
        percentage of the most recent guideline adjustment for the  tenant's
        base  which  commenced  before  the  effective  date  of  the   rent
        reduction, September 1, 1989.

        On appeal, the petitioner reiterates the assertions below  that  all
        repairs were made to the tenant's satisfaction, and that there is  a
        strong maintenance program to insure that repairs are made promptly, 
        which includes regular exterminating service.  The  petitioner  also
        asserts that the tenant had not previously  complained  about  these

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

        Concerning the petitioner's argument  below  and  at  PAR  that  the
        tenant had not previously complained to the owner, the  Commissioner
        finds that the owner was clearly on notice of the alleged conditions 
        when it  was  provided  with  a  copy  of  the  tenant's  complaint,
        sufficient to resolve any question of due process.

        Turning to the owner's allegations below and at PAR that  conditions
        were corrected, the Commissioner notes  that  both  the  inspector's
        report below and the tenant's statements in compliance  proceedings,
        subsequent to the  Administrator's  order,  indicated  that  several
        conditions had not been addressed.

        The Commissioner notes that the inspection report, was  prepared  by
        the rent agency employee who was not a party to the  proceeding  and
        not an adversary to the owner, and was therefore  properly  afforded
        substantial weight in the Administrator's determination.

        THEREFORE, in accordance  with  the  Rent  &  Eviction  Regulations,
        Chapter 403 of the Laws of 1983, and Chapter  102  of  the  Laws  of
        1984, it is


          Docket Number: EA 110384-RO

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


                                        ELLIOT SANDER
                                        Deputy Commissioner


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