EF130103RO
                                  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.: EF130103RO
                                                  
          D.S. BAGGA                              RENT
          CIMRAN CO.                                        ADMINISTRATOR'S DOCKET 
                                                  NO.: DF130131B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                  IN PART AND MODIFYING RENT ADMINISTRATOR'S ORDER

               On June 12, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 11, 1990. The order concerned various 
          housing accommodations located at 83-09 Brevoort Street, Kew 
          Gardens, N.Y.  The Administrator directed restoration of services 
          and ordered rent reductions for failure to maintain required 
          services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on June 2, 1989 when 22 tenants 
          in this 42 unit building joined in filing a Statement of Complaint 
          of Decrease in Building-Wide Services in which they alleged, in 
          substance, that the owner was not maintaining certain required 
          building-wide services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on September 
          5, 1989 and stated, in sum, that required services were being 
          maintained or that it had investigated the tenants' complaints and 
          made repairs.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on March 26, 1990 and 
          revealed the following:

                              1.   Inadequate lighting in lobby area,

                    2.   Peeling paint and plaster at bulkhead walls and 
                         ceilings, second floor wall between apartments 2C 












          EF130103RO

                    and 2D as well as first floor wall crack between 
                         apartments 1C and 1D,

                    3.   Cracked pane of glass in window of laundry room,

                    4.   Fire escape pitted with rust,

                    5.   Hallway and compactor rooms in need of sweeping and 
                         mopping,

                    6.   Elevator does not stop level on each floor,

                    7.   Defective intercom system with no communication 
                         from intercom to apartments,

                    8.   Defective tenant access door from street to garage,

                    9.   The garbage collection located in the basement has 
                         no ventilation and foul odors.
           
          All other services were found to have been maintained.

               The Administrator issued the order here under review on May 
          11, 1990.  Rent controlled tenants were granted a $36.00 per month 
          rent reduction.  Rent stabilized tenants who joined in the filing 
          of the complaint were granted a rent reduction of an amount equal 
          to the percentage of the most recent guidelines adjustment for 
          tenants' leases commencing before June 1, 1989.

               On appeal the owner states that the conditions relating to the 
          cracked window pane in the laundry room, rusted fire escapes and 
          improper elevator leveling were not part of the original complaint.  
          The owner also states that condition regarding the peeling paint 
          and plaster is too minor to warrant a rent reduction, that the 
          intercom and delivery door have been repaired, that building 
          lighting has been improved, that the hallways and compactor rooms 
          are cleaned daily and that the superintendent has been instructed 
          as to the alleviation of the condition regarding garbage odor.  The 
          petition was served on the tenants on August 13, 1990.

               The tenant representative filed a response on August 30, 1990 
          and stated that the owner had restored some, but not all, of the 
          conditions cited in the rent reduction order.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the order here under review should be affirmed as 
          modified herein.

               A careful reading of the entire complaint confirms that the 
          tenants never made specific complaints regarding broken windows, 
          rusted fire escapes and elevator leveling conditions. The complaint 






          EF130103RO

          regarding the elevator alleged that it was dirty, frequently out of 
          service, lacks an inspection certificate and has a defective 
          exhaust fan.  The inspector did not so report.  Accordingly, the 
          findings regarding these conditions must be revoked.  With regard 
          to rent controlled tenants, the Commissioner revokes the $11.00 per 
          month in rent reductions ordered for these conditions.

               The balance of the Administrator's order is affirmed.  The 
          Commissioner notes that tenants may apply to the DHCR for rent 
          reductions based on the owner's failure to maintain required or 
          essential services.  The Administrator is required to reduce the 
          rent for rent stabilized tenants and may order a rent reduction for 
          rent controlled tenants upon finding that such services have, in 
          fact been reduced.  Required or essential services are defined as 
          those services the owner was required to maintain on the applicable 
          base date including repairs and maintenance.

               The Commissioner finds that the Administrator based all 
          findings except those regarding the broken window, rusted fire 
          escape and elevator leveling conditions on the entire record 
          including the results of the physical inspection described above.  
          The owner has not rebutted the inspector's report nor established 
          that it has done anything other than make repairs after the 
          issuance of the order here under review.  The owner's arguments 
          that certain of the conditions are too minor to warrant a rent 
          reduction is without merit.  The Commissioner affirms the $25.00 
          per month rent reductions ordered for rent controlled tenants and 
          further affirms the rent reduction ordered for rent stabilized 
          tenants.

               With regard to rent stabilized tenants, the automatic stay of 
          the retroactive rent abatement which resulted in the filing of this 
          petition is vacated upon issuance of this order and opinion.  The 
          Commissioner notes that the owner's application for rent 
          restoration (Docket No. EF130074OR) has been granted by the 
          Administrator.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations it is 











               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 












          EF130103RO

          the same hereby is, affirmed as modified herein.  Any rent 
          controlled tenant who owes arrears based on the Commissioner's 
          decision herein may pay off said arrears in installments of $11.00 
          per month or immediately if any tenant vacates the apartment.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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