EC210253RO
                                  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.:EC210253RO  
                                                  
          Jerry Lebedowicz,                       RENT ADMINISTRATOR'S
                                                  DOCKET NO.:CJ210294S

                                  PETITIONER      PREMISES:Apt.14
                                                  166 North 7th Street
                                                  Brooklyn, NY      
          ----------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named owner filed a timely petition for 
          administrative review against an order of the Administrator issued 
          on February 14, 1990 concerning the housing accommodations relating 
          to the above-described docket number.

               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 petition.

               The tenant commenced this proceeding on October 3, 1988 by 
          filing a complaint asserting among other things that "the apartment 
          door needs to be replaced."

               In answer, the owner denied the allegations in the complaint, 
          stating that "there is nothing wrong with the door to the 
          apartment, the door is made of steel and it locks properly."

               Thereafter, a physical inspection of the subject apartment was 
          conducted on January 25, 1990 by a DHCR staff member who reported 
          that "the apartment door frame is bent out-of-line at the door jamb 
          left side of door".

               By an order dated February 14, 1990, the Administrator 
          directed the restoration of services and ordered a reduction of the 
          stabilized rent.

               In this petition, the owner contends in substance that the 
          defective apartment door frame was not alleged in the tenant's 
          complaint which stated that "the apartment door needs to be 
          replaced."

               DHCR mailed a copy of the petition to the tenant on May 14, 
          1990.












          EC210253RO


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

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is authorized to order a rent reduction upon application by a 
          tenant where it is found that the owner has failed to maintain 
          required services. The allegation that the tenant did not complain 
          of the apartment door frame but of the apartment door is without 
          merit; the tenant's complaint was sufficient notice to the owner to 
          diligently investigate any repair or replacement so that the 
          apartment door functions properly. Accordingly, the owner's 
          petition does not establish any basis to modify or revoke the 
          Administrator's determination based on a January 25, 1990 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction.

               The owner may file a rent restoration application if the facts 
          so warrant.

                The automatic stay of the retroactive rent reduction that 
          resulted by the filing of this petition is vacated upon issuance of 
          this Order and Opinion.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Operational Bulletin 84-1, it is

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