ADM. REVIEW DOCKET NO. ED 230247 RO
                                  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.               
                                                 ED 230247 RO 
                                              :
                                                 DISTRICT RENT ORDER DOCKET 
                                                 NO. DF 230121 - B          
           
                                                                          
               SAM PINTER                              
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On April 20, 1990 the above named petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          April 11, 1990  by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, NY concerning the housing  accommodations  known
          as 1806 Ocean Avenue, Brooklyn, New York, various accommodations.

               The Commissioner has reviewed all of  the  evidence  in  the
          record and has carefully considered that portion  of  the  record
          relevant to the issues raised by the administrative appeal.  

               This proceeding was commenced on  June  19,  1989  by  three
          tenant representatives on behalf of themselves and sixteen  other
          tenants residing in the subject building.  The  tenants  alleged,
          among other things, that compactor rooms and hallway areas needed 
          cleaning, basement windows  were  broken,  hallway  areas  needed
          painting and water  pipes  throughout  the  building  continually
          burst requiring the water to each apartment to be shut off.

               The owner was served  with  a  copy  of  the  complaint  and
          provided  an  opportunity  to  respond.   In  reply,  the   owner
          asserted,  among  other  things,  that  the  compactor  room  had
          recently been cleaned, the public halls are cleaned at least once 





          a week, the basement windows had been  repaired  and  the  public
          areas had been painted.  The owner  further  explained  that  the
          main water line had to be shut off in order to repair the  broken
          water pipes.  

               On February 22, 1990 the  subject  premises  was  physically
          inspected by a staff member of the DHCR who reported, among other 
          things, that the compactor rooms needed to be mopped, all hallway 






          ADM. REVIEW DOCKET NO. ED 230247 RO
          floors needed to be swept and mopped, the basement  windows  were
          boarded, various hallway and stairway areas had peeling paint and 
          plaster and the  basement  had  water  accumulation  and  leaking
          pipes.  

               On April 11, 1990, the Rent Administrator  issued  an  order
          based on the report of the physical inspection  determining  that
          the owner was not maintaining services.  The  Rent  Administrator
          reduced the legal regulated rent of the rent stabilized  tenants,
          effective August 1, 1989, to the level in  effect  prior  to  the
          last guideline increase which commenced before August 1, 1989 and 
          reduced the rent of the rent controlled  tenants  by  $17.00  per
          month effective on the first  rent  payment  date  following  the
          issuance of the order. 

               In this petition the owner  contends, in substance, that all 
          of the  items  complained  of  have  been  repaired.   The  owner
          subsequently contends, among  other  things,  that  the  basement
          windows have been boarded up to prevent vandals from breaking  in
          and there was no broken glass,  that  the  burst  pipe  has  been
          repaired and that the water accumulation is  caused  by  sweating
          pipes, that the basement area is not used for living purposes  by
          any tenant and tenants have no permission to  utilize  this  area
          and therefore, a rent reduction was not warranted.  

               The Commissioner is of the opinion that this petition should 
          be denied.

               Section 9NYCRR 2205.1 of the Rent and  Eviction  Regulations
          requires an owner to maintain services.  Sections 2202.16 of  the
          Regulations provides, in pertinent part, that if the owner  fails
          to maintain essential services, the Rent Administrator may  order
          a decrease in maximum rent in an amount which the  Administrator,
          in his or her discretion, may determine.

               Section  9NYCRR  2525.2  of  the  Rent  Stabilization   Code
          requires an owner to maintain services, defined in Section 2520.6 
          to include repairs and maintenance.  Section 2523.4 of the Code 




          provides that a tenant may apply to the Division for a  reduction
          of rent and the Division shall so reduce  the  rent  based  on  a
          finding that the owner has failed to maintain services.

               The  evidence  of  record,  which  includes   the   physical
          inspection report, reveals that the  owner  was  not  maintaining
          services.  Based thereon, the Rent Administrator properly ordered 
          a rent reduction.  

               The Commissioner notes that the owner subsequently filed  an
          application to restore the rent based on the restoration  of  the
          services cited in the order appealed herein and that on  November
          25, 1991, in an order issued under Docket No. FB  230272-OR,  the
          Rent  Administrator  determined  that  the  owner  had  partially
          restored services based on physical inspections  of  the  subject
          premises conducted  on  May  30  and  September  16,  1991  which
          revealed that all of the basement windows  were  defective,  that






          ADM. REVIEW DOCKET NO. ED 230247 RO
          there was evidence of water accumulation in the basement and that 
          all other items had been corrected.    

               Regarding the owner's contention that the  basement  windows
          had been boarded and  the  burst  pipe  had  been  repaired,  the
          Commissioner is of the opinion that these  items  have  not  been
          restored in a manner sufficient to warrant a restoration of rent.

               Regarding the owner's assertion that  the  tenants  are  not
          allowed to use the basement, the  Commissioner  notes  that  this
          assertion does not alter the fact that  service  decreases  of  a
          building-wide nature have resulted from  items  located  in  that
          area.

               The Commissioner notes that pursuant to the above  mentioned
          rent restoration order (Docket No. FB 230272-OR, issued  November
          25, 1991), the maximum  rent  of  the  affected  rent  controlled
          tenants is restored in the amount of $10.00 per month,  effective
          December 1,1991 and no rent restoration was ordered for the  rent
          stabilized tenants.  Accordingly, the maximum rent  of  the  rent
          controlled tenants remains reduced in the  amount  of  $7.00  per
          month, effective December 1, 1991 and the rent reduction  ordered
          for the rent stabilized tenants  in  the  herein  appealed  order
          remains in effect. 

               This Order and Opinion is issued without  prejudice  to  the
          owner's right to file an application for a  restoration  of  rent
          based on the restoration of the remaining services, if the  facts
          so warrant.




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

               ORDERED, that this petition should be, and the  same  hereby
          is, denied, and the Rent 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