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.: EG 120178-RO
                                         :  
                                            DRO DOCKET NO.: DH 130113-B
          MOHAMMED MALIK,
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On July 17, 1990 the above named petitioner owner  filed  a  Petition  for
     Administrative Review against an order issued on June  27,  1990,  by  the
     District  Rent  Administrator  at  Gertz  Plaza,  concerning  the  housing
     accommodations known as 84-11 Elmhurst New York, wherein the Administrator 
     reduced the rent of various  tenants  on  a  finding  of  a  reduction  of
     building-wide services.

     The applicable law is Section 2523.4 of the Rent Stabilization Code.

     The issue in these proceedings is whether the  Administrator's  order  was
     correct.

     Various  tenants  commenced  these  proceedings   by   filing   individual
     identical  complaints  alleging  a  diminution  of  certain  building-wide
     services.  

     Specifically, the tenants complained that the elevator  did  not  function
     and that oil was leaking from above, that garbage was accumulated  in  the
     interior public areas; that there was roach and rodent infestation because 
     extermination services were not provided: that the mail boxes were broken; 
     and that roof ventilator units were damaged.

     Copies of the tenants' complaints were served on the owner, who failed  to
     respond.

     An inspection of the  subject  premises  conducted  by  a  member  of  the
     Division's  inspection  staff  confirmed  that,  among  other  items,  the
     elevator fan did not function and that the elevator had oil  leaking  from
     the ceiling down and  onto  the  elevator  walls;  that  there  was  roach
     infestation throughout the building; that  the  mailbox  top  panels  were
     loose  the  doors  dented,  and  the  locks  broken;  that  there  was  no
     ventilation on the 2nd,3rd and 4th floors; that the roof ventilation units 
     were broken  or  not  operating;  and  that  the  floors,  stairwells  and
     compactor rooms were dirty.










          DOCKET NUMBER: EG 120178-RO
     Based on the inspector's findings, on  June  27,  1990  the  Administrator
     issued orders reducing each complaining tenant's rent by the percentage of 
     the most  recent  guidelines  adjustment  for  the  tenant's  lease  which
     commenced before the effective date of the  rent  reduction,  November  1,
     1989. 

     In the petition, the owner requests that the rent reductions be  rescinded
     on the grounds that  the  defects  had  been  corrected.   The  petitioner
     asserts that extermination services had been provided, that  the  elevator
     defects had been corrected, that the mailbox panels had been repaired  and
     that mailbox door locks had been replaced.  The  petitioner  also  asserts
     that the inspector's report that the roof ventilation  units  were  broken
     was not correct.  In addition, the petitioner  argues  that  public  areas
     are cleaned on a daily basis, but that the tenants continue to leave trash 
     in these areas.  Nowhere, however, does the petitioner indicate  when  the
     conditions were corrected.

     In affirmations of  non-compliance  filed  on  August  13,  1990,  and  in
     response to the owner's PAR, the tenants assert that the owner  failed  to
     correct any of the defects cited on the Administrator's orders.

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

     The petitioner's assertion at PAR that the defective  conditions  reported
     were addressed constitutes on admission of  the  prior  existence  of  the
     conditions which provided the  basis  for  the  rent  reductions.   It  is
     however, noted that  no  evidence  was  submitted  by  the  petitioner  to
     establish that the deficiencies were corrected, or that the  Administrator
     was notified of measures taken  before  the  rent  reduction  orders  were
     issued.

     Concerning the owner's bare assertion that the inspector's report  was  in
     error  insofar  as  it  stated  that  the  roof  ventilation  units   were
     inoperative and that there was  no  ventilation  on  certain  floors,  the
     Commissioner notes  that,  as  the  inspector  was  not  a  party  to  the
     proceeding and not an adversary to the owner, his report, properly  placed
     in the record for consideration by  the  Administrator,  was  entitled  to
     substantial weight.

     Based  on  the  entire  record,  including  the  results  of  the  on-site
     inspection, the Administrator properly found that the  conditions  existed
     that warranted rent reductions.

     THEREFORE, in accordance with Chapter 403, Laws of  1983,  as  amended  by
     Chapter 102, Laws of 1984, it is

     ORDERED, that the petition be and the same hereby is denied, the and  that
     the Administrator's order be and the same hereby are, affirmed. 

     ISSUED:

                                                                
                                            ELLIOT SANDER
                                          Deputy Commissioner

                                                  
    

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