EG 230339-RO

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS OF                              DOCKET NO.:   
                                                  EG 230339-RO                
                 SEEROJINI SUKHANAN,              
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DH 230247-OR

                                       IN PART

          On July 31, 1990, the above-named petitioner-owner filed a  peti-
          tion for administrative review against an order  issued  on  July
          11, 1990, by a Rent Administrator, Gertz Plaza, 92-31 Union  Hall
          Street, Jamaica, New York, concerning the  housing  accommodation
          known as 590 Williams Avenue, Brooklyn, New York, Vario s  Apart-
          ments,  wherein  the  Administrator  denied  the   owner's   rent
          restoration application.

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

          The record reveals that on August 7, 1989, the owner filed appli 
          cations to restore rent that had been reduced for all  apartments
          in the subject building by orders issued on May 7,  1987.   Those
          orders reduced the rent based  on  a  physical  inspection  which

                    "There  is  evidence  of   vermin   infestation
                    throughout the building, and in  the  basement,
                    with large holes in the flo r  boards  through-
                    out the apartment; requires  exterminating  and
                    repairing to the holes in the floors."

          The rent reduction proceeding was commenced when  the  Bureau  of
          Pest Control advised this agency that an inspection  on  December
          3, 1986 revealed that rat excrement and roaches were detected  in
          Apartments D2, A2, and A3 and no access had been  gained  to  the

          A copy of the notice from the Bureau of Pest Control was sent  to
          the owner by the  Administrator  on  February  20,  1987  with  a
          directive to correct the cited conditions and submit proof in the 
          form of exterminator's call slip or affidavit; and affidavits  of

          EG 230339-RO
          workmen  or  mechanics,  together  with  a  statement  from   the

          The owner submitted a copy of a work order from an  exterminator,
          stating  that  the  entire  building  had  been  exterminated  on
          February 3, 1987.

          A Division of Housing  and  Community  Renewal  (DHCR)  inspector
          visited the premises on April 20, 1987 and reported  evidence  of
          rat infestation and holes in the floor in Apartments  A3  and  D2
          and in the boiler room in the cellar.

          Orders were issued on May 7, 1987 reducing the rent  y  a  guide-
          line for all rent stabilized  tenants  in  the  subject  building
          effective March 1, 1987 and  by $10.00 per month for the one rent 
          controlled tenant, effective June 1, 1987.

          On December 1, 1987, the owner filed an  application  to  restore
          rent (DB 220086-OR) and included a  letter  from  the  Bureau  of
          Pest Control dated January 27, 1989 stating that an inspection on 
          July 8, 1987 revealed that violations  of  the  Health  Code  had
          been satisfactorily removed and the violations were decertified.

          On February 18, 1989,  the  owner  was  instructed  by  the  Rent
          Administrator to submit one original  and  a  copy  of  the  rent
          restoration application (RTP-19) for each rent controlled tenant. 
          The owner responded that  there  was  only  one  rent  controlled
          tenant (Apt. B3).

          A DHCR inspector  visited  the  premises  on  July  5,  1989  and
          reported that there was no evidence of vermin infestation in  the
          building or in the basement and there was no evidence  of  vermin
          infestation or holes in the floor boards in Apt. B-3. 

          On July 31, 1989, the Administrator  issued  a  rent  restoration
          order for Apartment B-3 only, restoring the $10.00 per month rent 
          reduction effective August 1, 1989.

          On August 7, 1989,  the  owner  filed  another  rent  restoration
          application for all the rent stabilized tenants in the  building.
          The application was mailed to the tenants on  November  29,  1989
          and several tenants responded, objecting to  the  application  on
          the ground that the owner had not made needed repairs.

          Another inspection of the premises was conducted on May 18, 1990. 
          The inspector reported that there was no evidence of  infestation
          in the basement and public areas and no evidence of holes in  the
          basement floor or in the public areas.   However,  the  inspector
          did find holes and cracks in walls, baseboards,  and  floors  and
          evidence of roach and mice infestation in Apartments A4, A5,  B4,
          B5, C1, C2, C3, C4, C5, C6, D1, D2, D3, D4, D5, and  D6.   Access
          was not obtained to Apartments A1, A2, A3, B1 and B2.

          Based on the inspection report, the owner s  application  to  re-
          store rent was denied on July 11, 1990.

          EG 230339-RO
          In the petition for administrative review, the owner states  that
          she has been trying for many years to get the rent restored, that 
          she has an exterminator come every month, and that all holes  and
          cracks in walls and floor boards were repaired.

          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that petition should be granted in 

          A review of the procedural history of this case reveals that  the
          initial notification from the Bureau of  Pest  Control  concerned
          rat excrement and roaches in only three apartments  (A2,  A3  and
          D2).  The subsequent DHCR inspection found  infestation  of  rats
          and mice only in Apartments A3,, and D2 as well  as  evidence  of
          rats in the boiler room.  Since  it  was  these  conditions  that
          resulted in the rent reduction order, it is these conditions only 
          that the owner needed to repair in order to satisfy t e  require-
          ments for restoration of the rent.

          The physical inspection on May 18, 1990 revealed no  evidence  of
          infestation in the basement  or  public  areas.   Based  on  this
          inspection, the owner's rent restoration application should  have
          been granted, effective December 1, 1989, for all tenants  except
          those whose apartments were inspected in the rent reduction  pro-
          ceeding and found to be infested.  Of those apartments only 

          Apartment D2 was found in the May 18, 1990 inspection to have 
          mice and roach infestation and the rent reduction should remain 
          in effect for that apartment only.  

          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation Law and Code, it is

          ORDERED, that this petition be, and the same hereby  is,  granted
          in part and the Rent  Administrator's  order  be,  and  the  same
          hereby is, revoked except as to Apartment D2 and the owner's rent 
          restoration application be, and  the  same  hereby  is,  granted,
          effective December 1, 1989, the month following  service  of  the
          application on the tenants, except for Apartment D2.


                                             JOSEPH A. D'AGOSTA
                                             Acting   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