FA410176RT
                                  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.: FA410176RT 
                                                  
                                                  DISTRICT RENT
               LEA KATZ                           ADMINISTRATOR'S DOCKET    
                                                  NO.: DL410224S 
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               On January 7, 1991 the above named petitioner tenant filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued January 3, 1991.  The order concerned housing 
          accommodations known as Apt. 11 E located at 333 East 14th Street 
          New York, N.Y. wherein the Administrator ordered a rent reduction 
          for failure to maintain required or essential services.

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

               The tenant commenced this proceeding on December 11, 1989 by 
          filing a Statement of Complaint of Decreased Services.  She 
          complained of the following services deficiencies:

                    1.  Missing window supports
                    2.  Windows slip down when opened
                    3.  Paint and plaster chipped in window areas

               A copy of the complaint was served on the owner who petitioner 
          had cited in her complaint--Styvesant Town Associates.  This 
          mailing was subsequently returned to DHCR as undeliverable.  A 
          further check of the records revealed that the registered owner of 
          the building was Sulzberger-Rolfe Inc. located at 645 Madison 
          Avenue, New York, N.Y.  The complaint was served on that owner on 
          August 23, 1990.

               On February 27, 1990 the tenant filed an additional Statement 
          of Complaint of Decrease in Services in which she alleged peeling 
          paint and plaster in the bedroom and living room.  A copy of this 
          complaint was served on Sulzberger-Roth on August 23, 1990.  The 
          owner did not respond to either submission.  On November 23, 1990 












          FA410176RT




          the Administrator issued an order (Docket No. EB410620S) wherein 
          the proceeding begun February 27, 1990 was ordered consolidated 
          with the proceeding begun December 11, 1990.  All parties were 
          notified of this action.

               On January 16, 1990 the owner filed a response wherein it 
          stated that, effective January 1, 1990, Streamline Management Inc. 
          239 West 72nd Street New York, N.Y. was the new managing agent of 
          the building and requesting permission to answer.  A copy of the 
          complaint in this proceeding, as well as the one in Docket No. EB 
          410620-S were served on Streamline Management on November 26, 1990.

               The Administrator ordered a physical inspection of the subject 
          apartment.  That inspection took place on December 7, 1990 and 
          revealed the following:

                    1.   Peeling paint and plaster throughout all window
                         frames--livingroom(4)windows--bedroom(3)windows.

                    2.   Bedroom--livingroom--dining room walls cracked      
                                             
                    3.   Bedroom--livingroom--dining room walls peeling
                         paint and plaster ceiling areas.

          All windows throughout the apartment were found to have been 
          repaired.  The Administrator ordered the appropriate rent reduction 
          effective December 1, 1990.

               On appeal the tenant objects to the effective date of the rent 
          reduction, arguing that the appropriate effective date should be 
          December 1, 1989.  The owner filed a response wherein it requested 
          an additional twenty days to effect repairs and/or answer the 
          complaint.

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

               A rent reduction for decreased services is effective the month 
          following the date the owner was served with the complaint (Accord: 
          ARL07280L).  In this proceeding, DHCR records indicated that 
          Sulzberger-Rolfe Inc. was the registered owner at the time the 
          tenant made her complaint.  The petitioner did not, however, 
          identify it as the owner in her complaint.  The Division discovered 
          this fact and properly served the owner on August 23, 1990.  
          Accordingly, the rent reduction granted by the Administrator should 









          FA410176RT


          have been effective September 1, 1990.  The Administrator's order 
          is modified to reflect this date as the proper effective date for 
          the rent reduction.

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

               ORDERED that this petition be, and the same hereby is, granted 
          to the extent of modifying the Administrator's order to change the 
          effective date from December 1, 1990 to September 1, 1990.  The 
          Administrator's order is in all other respects affirmed.     
               



          ISSUED:



                                                                            
                                                        JOSEPH A. D'AGOSTA
                                                        Deputy Commissioner






    

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