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

          APPEAL OF                               DOCKET NO.: EK110104RO
          JOSEPH R. MALIGIERI                     RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DG110388S


               On November 9, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued October 2, 1990. The order concerned housing 
          accommodations known as Apt 131 located at 115-25 Metropolitan Ave, 
          Richmond Hill, N.Y.  The Administrator directed restoration of 
          services and ordered a rent reduction for failure to maintain 
          required services.  

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

               The tenant commenced this proceeding on July 19, 1989 by 
          filing a Statement of Complaint of Decrease in Services wherein he 
          alleged, in sum, that the owner was not maintaining certain 
          required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on August 25, 
          1989 and stated, in sum, that services were either being maintained 
          or that the necessary repairs had been completed.
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on June 4, 1990 and 
          revealed the following:

                    1.   Refrigerator gasket is defective, refrigerator 
                         handle is broken and bottom bracket that covers 
                         bottom opening is defective,

                    2.   Top stove burners do not automatically light and 
                         gas escapes when oven is on,


                    3.   Defective floor tiles in kitchen by refrigerator, 
                         washing machine and stove.  Defective floor tiles 
                         in bathroom. Basement floor top covering cracked 
                         and separating at seams,

                    4.   Evidence of rust stains in bathroom,

                    5.   Apartment entrance door has evidence of light 
                         coming through molding on center portion of door, 

                    6.   Master bedroom ceiling outlet is old and frayed.

          All other services were found to have been maintained.

               The Administrator issued the order here under review on 
          October 2, 1990 and ordered a rent reduction based on the report of 
          the inspector. 

               On appeal the owner states that the tenant filed a rent 
          reduction proceeding on August 2, 1988 which was assigned Docket 
          No. CH110193S.  The owner argues that the physical inspection in 
          that proceeding contradicts the inspector's report in this 
          proceeding in that in Docket No. CH110193S the inspector reported 
          that the bathtub was not rusty, that there was no evidence of 
          defective or worn out wiring, and that the bathroom floor tiles 
          were in good condition.  The owner also states that a new apartment 
          entrance door was installed and that light cannot possibly be 
          coming through.  The petition was served on the tenant on November 
          26, 1990.

               The tenant filed a response on September 14, 1990 stated that
          the owner has made unworkmanlike repairs to the subject apartment.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and that the order here under review should be affirmed as 
          modified herein.

               The Commissioner has reviewed the record in both this 
          proceeding and Docket No. CH110193S and finds that sufficient time 
          (11 months) elapsed between the inspections to explain the fact 
          that the inspector in this proceeding reported that services which 
          were being maintained in Docket No. CH110193S were not now being 
          maintained. A tenant may reapply for a rent reduction based on the 
          owner's failure to maintain services if the facts so warrant and 
          the finding in one proceeding that services are being maintained 
          does not preclude a later determination that repairs are required 
          for the same or similar items.

               The Commissioner further finds, however, that the tenant 
          complained in both proceedings that the apartment entrance door is 


          dented and warped and that the rent reduction ordered for this 
          condition in Docket No. CH110193S precluded a rent reduction for 
          the same condition in Docket No. DG110388S.  Therefore, the 
          Administrator's finding regarding the apartment door in this 
          proceeding is revoked.  

               The automatic stay of the retroactive rent abatement which 
          resulted from the Administrator's order is vacated upon issuance of 
          this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. GL110110OR) has been 
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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