FB 110185-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     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:             
                                                  FB 110185-RO
                 WIENER MANAGEMENT CO.,           
                                                  RENT      ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DG 110832-S 
          ----------------------------------x     


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW  
                                       IN PART


          On February 13, 1991, the above-named  petitioner-owner  filed  a
          petition for administrative review against an order of  the  Rent
          Administrator issued  February  1,  1991.   The  order  concerned
          housing accommodations known as Apartment 3-G located  at  123-10
          Ocean Promenade, Brooklyn, New York.  The Administrator ordered a 
          rent reduction for failure to maintain services.

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

          The tenant commenced this proceeding by  filing  a  complaint  on
          July 5, 1989, alleging decreased services.  She complained of the 
          following:           

                    1.   Broken flushometer
                    2.   No drainage holes in windows.  Water  collects
                         in sills.
                    3.   Window sill catches - not working
                    4.   Building-wide rodent infestation.
                    5.   Kitchen cabinet doors do not close.
                    6.    Outside  bricks  need  pointing;   rain   has
                         damaged tenant's furnishings.




          In answer to the complaint, the owner asserted that  all  repairs
          have been completed.

          The Administrator ordered an inspection of  the  apartment  which
          was conducted on January 24, 1991.  The inspection  revealed  the
          following:

               1.   Defective windows throughout  apartment.   They  do
                    not open and close  properly.   Window  sills  have







          FB 110185-RO
               cracks.
               2.   Six kitchen cabinet doors do not close properly.
               3.   Bedroom and dinette walls repaired in an unwork-
                    manlike manner.  
               4.Living  room  wall  and  ceiling   have   cracks   and
                    stains.


                    The following services were found to be maintained:

               1.   No evidence of rodent infestation.
               2.   Flushometer working properly.

          The administrator's order duly followed.

          On appeal the owner raises three claims.  First, with  regard  to
          the window sills, petitioner claims that the  tenant's  complaint
          referred to drainage hole  problems.   The  reduction  order  was
          based on the windows not opening and closing properly.  The owner 
          argues that the complaint did not address this condition.   Peti-
          tioner argues that the kitchen cabinets were repaired and  are  a
          minor non-hazardous condition not warranting a reduction.  Fin-
          ally, the owner argues  that  in  Administrator's  order  No.  AJ
          110519-S the apartment rent was reduced  for  peeling  paint  and
          plaster throughout the apartment.   Petitioner  argues  that  the
          Administrator could not reduce the rent a  second  time  for  the
          same violation as was done  regarding  the  bedroom  and  dinette
          walls.

          The tenant responded to the petition and stated that  all  condi-
          tions found by the inspector  still  existed.   The  tenant  also
          states that petitioner did not reduce the rent for either of  the
          two reduction orders.

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




          The tenant alleged in her complaint defects in  the  windows  in-
          cluding the lack of drainage holes in the sills and inoperable 
          catches.  These allegations adequately put the  owner  on  notice
          that repairs to the windows were required.   The  Administrator's
          determination that the windows are defective, that  they  do  not
          open and close properly, and that  they  have  cracked  sills  is
          sufficiently related to the conditions asserted by the tenant  in
          her complaint.

          Moreover, the Administrator's determination with  regard  to  the
          cabinets was properly  based  on  the  inspector's  report.   The
          tenant disputes the owner's  assertion  that  the  cabinets  were
          repaired and the owner has submitted  no  evidence  to  establish
          that this repair of what the owner asserts is a  minor  condition
          was effectuated during the many months that this  proceeding  was
          pending before the administrator or  even  since  the  order  was
          issued.  This finding, being amply supported, is affirmed.







          FB 110185-RO

          As for the unworkmanlike repairs to the bedroom and dinette walls 
          and the cracks and stains on the living room  wall  and  ceiling,
          the Commissioner agrees that  a  rent  reduction  was  previously
          ordered for these conditions.  The Division's records reveal that 
          a rent reduction was ordered on July 3, 1987  in  Docket  No.  AJ
          110519-S for "peeling paint a d  plaster  throughout  the  apart-
          ment." and "painting needs to be done."  The owner's  restoration
          application (DJ 110196-OR) was denied on September 14, 1990 after 
          a physical inspection revealed "Plastering and painting have been 
          done in an unworkmanlike manner  as  follows:   Plaster  was  not
          sanded, paint was not scraped and there are  holes  and  stains."
          These proceedings conclusively establish that  a  rent  reduction
          has been ordered and remains in effect for  the  defective  walls
          and ceiling and therefore this condition  should  not  have  been
          included in the order appealed herein.

          The parties are advised that the owner remains obligated  o  cor-
          rect the conditions  cited  in  all  outstanding  rent  reduction
          orders but that tenant is entitled to one  rent  reduction  at  a
          time regardless of how  many  rent  reduction  orders  have  been
          issued.  The tenant may pay the reduced rent until the  owner  is
          granted rent restoration orders for all the rent reductions  that
          have been granted.


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




          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,  modified  in  accordance  with  this  order  and
          opinion.


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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