EH 610301 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
          APPEAL OF                               ADMINISTRATIVE REVIEW
                                                  DOCKET NO.: EH 610301 RO
               S. Y. WESTCHESTER REALTY,

                                                  DRO DOCKET NOS.:  DG  610083  S
                                 PETITIONER
          ----------------------------------X


               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On August 16, 1990 the above-named petitioner refiled  a  Petition  for
          Administrative Review against an order issued on July 11, 1990  by  the
          Rent Administrator of the Gertz Plaza, Jamaica,  District  Rent  Office
          concerning  the  housing  accommodations  known  as  1210  Westchester,
          Avenue, Apartment 3B, Bronx, New York.

          The  Administrative  Appeal  is  being  determined  pursuant   to   the
          provisions of 9 NYCRR 2523.4.

          The issue herein is whether there was a decrease in services warranting 
          reduction of the legal regulated rent.

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

          On July 5, 1989 the tenant filed a complaint of decrease  in  services,
          alleging various reductions in service.

          The owner did not interpose an answer to the complaint.

          On  June  2,  1990  a  physical  inspection  of  the  subject   housing
          accommodation was conducted by the Division of  Housing  and  Community
          Renewal (DHCR).  The inspector's  report  confirmed  existence  of  the
          complained of conditions.

          On July 11, 1990, the Rent Administrator issued an order based  on  the
          report of the physical inspection, reducing the legal regulated rent by 
          the percentage  of  the  most  recent  guidelines  adjustment  for  the
          tenant's lease which commenced before May 1, 1990, the  effective  date
          of the order, and directing the owner  to  refund  to  the  tenant  all
          amounts collected in excess  of  the  reducing  rent  since  the  above
          mentioned effective date.

          In  its  petition,  the  owner  contends  that  all  the  repairs  were
          completed, and submits with its petition a copy of a work order  signed






          EH 610301 RO
          by tenant purportedly attesting to the same.

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

          An examination of the record reveals that the repairs  alleged  by  the
          owner in its petition were claimed to have been  performed  before  the
          Administrator's order was issued.  Having not presented  this  evidence
          before the Administrator, the owner cannot now present it for the first 
          time on appeal.  Moreover, despite the owner's assertions, the physical 
          inspection report disclosed the complained of conditions  existed  and,
          the Commissioner finds that the rent reduction is warranted.

          This order is issued without prejudice to the owner's right to file the 
          appropriate application for restoration of the rent, if  the  facts  so
          warrant.

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

          ORDERED, that this petition for administrative review be, and the  same
          hereby is, denied, and, that the order of the Rent Administrator be and 
          the same hereby is, affirmed.




          ISSUED:

                                                  ------------------------
                                                  ELLIOT SANDER
                                                  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