Docket Number: FA 110243-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.: FA 110243-RO 
                                              
           MICHAEL PISTILLI,                   DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: EI 110396-S  
                                 PETITIONER      
        -----------------------------------X                           
          
           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                    IN PART AND MODIFYING ADMINISTRATOR'S ORDER
                                         
        The above-named owner filed a  timely  petition  for  administrative
        review of an order issued  on  December  12,  1990,  concerning  the
        housing  accommodations  relating  to  the  above-described   docket
        number, known as 58-35 Granger Street, Apartment No. 6A,  New  York,
        New York 11368.

        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. 

        This proceeding was commenced on September 17, 1990 when the  tenant
        filed a complaint asserting that "the bathtub has a leak"; that  the
        "bathroom tiles are loose"; that the apartment  door  has  no  "peep
        hole" for security; that there is "no doorbell"; that the  "intercom
        does not work"; that the "refrigerator  is  falling  apart  inside";
        that the apartment windows are  not  secure;  that  there  is  roach
        infestation; and "some of the (electrical) outlets are cracked."

        In its answer filed on October 30, 1990, the owner asserted that all 
        required repairs will be completed on November 13, 1990.

        Thereafter on November  27,  1990,  an  inspection  of  the  subject
        apartment was conducted by a DHCR inspector who confirmed  that  the
        "bathtub faucets are leaking," that the "apartment intercom  is  not
        audible," that two bedroom windows and window sills "were wet, loose 
        and drafty..." and that the "electric outlet over the  kitchen  sink
        in the kitchen is broken."

        Based on said inspection, the Administrator directed on December 12, 
        1990 restoration of these services and further ordered  a  reduction
        of the stabilized rent.

        In this petition, the owner contends in substance that all  required
        services were restored prior to the issuance of the order; and  that
        the issues of defective "entrance door lock,"  "top  lock  cylinder"
        and "kitchen sink" were not mentioned  in  the  September  17,  1990
        tenant's original complaint.

        After careful consideration, the Commissioner is of the opinion that 
        this petition should be granted in  part,  and  the  Administrator's






          Docket Number: FA 110243-RO

        order modified accordingly.

        The owner's contention, without any clear proof, that  all  required
        services were restored before the order's issuance  does  not  rebut
        the inspection finding decreased services.  In addition, the alleged 
        repair receipts were raised for the first  time  as  a  self-serving
        assertion on appeal and not submitted in the  proceeding  below  and
        prior to the issuance of the  Administrator's  order.   Accordingly,
        this allegation is beyond the scope of review, which is  limited  to
        the issue and evidence before the Administrator.

        It is noted that the tenant's complaint did not refer  to  "entrance
        door lock" and "top  lock  cylinder."   However,  these  items  were
        improperly referred to by the Administrator and should therefore  be
        deleted from the order.

        It is also noted that a defective "sink" was not  mentioned  in  the
        tenant's complaint.  The order appealed from should be corrected  to
        conform to the inspection report, stating that the "electric  outlet
        over kitchen sink in the kitchen is broken."

        This Order and Opinion is issued  without  prejudice  to  the  owner
        filing an application for restoration of services, if the  facts  so
        warrant.

        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 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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