ADM. REVIEW DOCKET NO.: EE430049RO


                                  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.:              
                                                 EE430049RO 
                                              :  
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.: 
                                                 DC530106B
                                                 
               RICHARD K. GOIDEL                                  
               C/O GOIDEL & CO., INC.

                                                     
                                                                             
                                      
                                             
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On May 18, 1990, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on April 25, 
          1990, by the Rent Administrator, concerning the housing 
          accommodation known as 102 Convent Avenue, New York, New York, 
          wherein the Administrator determined the tenants' complaint of a 
          reduction of building-wide services.

               The challenged order reduced the tenants' rents based on the 
          results of inspections conducted on November 13, 1989, and March 15 
          and 19, 1990 that found various public area windows throughout the 
          building to be defective.  The inspector reported that the third 
          floor window was cracked and misaligned, that the fifth floor 
          window glass was cracked, that the bulkhead window was misaligned 
          and had a rotten bottom sash frame and that all the windows 
          required painting.

               The tenants had complained that the hallway windows were old 
          and needed "revamping", to which the owner had responded that 
          windows were "old but serviceable."














          ADM. REVIEW DOCKET NO.: EE430049RO

               The tenants' complaint also cited several other service 
          decreases which were not substantiated or which were found to have 
          been addressed, or for which the tenants were advised to file 
          individual apartment complaints.

               On appeal, the owner claims that the broken window glass and 
          sash defects were the result of vandalism, and that, in any event, 
          repairs had been performed.

               Several tenants responded to the effect that the workmanship 
          of the repairs was poor, and that other items, including the first 
          floor hallway window, were broken and required repairs.

               Section 2520.6(r) of the Rent Stabilization Code, defines 
          required services to include "...repairs, decorating and 
          maintenance...".  Pursuant to Section 2523.4 of the Code, the 
          Administrator "...shall so reduce the rent for the period for which 
          it is found that the owner has failed to maintain required 
          services...".  Section 2202.16 of the Rent & Eviction Regulations 
          contains similar provisions. 

               The owner's bare assertion that the conditions were tenant 
          induced is not sufficient reason to disturb the Administrator's 
          findings.  In fact, the inspector's report that the bulkhead window 
          frame was rotten and that windows required painting suggests that 
          preventive maintenance was lacking, nor would acts of vandalism 
          absolve the owner from responsibility to make adequate and prompt 
          repairs. 

               Moreover, the owner submits no evidence of repairs.  In fact, 
          the owner's administrative appeal suggests that the repairs were 
          completed only after the date of the Administrator's order.  
          Repairs completed after the Administrator's order are not 
          sufficient to revoke it.  The owner was given sufficient notice of 
          the complaint, and adequate time to make repairs, but failed to do 
          so. 

               Based on the record presented, including inspections, the 
          Administrator's order was correct and should be affirmed.

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, the City Rent Control Law and the Rent 
          and Eviction Regulations, it is







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






          ADM. REVIEW DOCKET NO.: EE430049RO

          is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    







    

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