FF 210158-RO

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

          APPEAL OF                               DOCKET NO.:   
                                                  FF 210158-RO                
                     MARVIN GREENE,               
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      DJ 210805-S


          On June 16, 1991, the above-named petitioner filed a Petition for 
          Administrative Review against an order issued on June  12,  1991,
          concerning the housing accommodations known as 163 Ocean  Avenue,
          Brooklyn, New York, Apartment 3-K, wherein the rent administrator 
          reduced the maximum legal rent, assumes the issue on PAR.

          The issue herein is whether the Administrator s  order  was  war-

          The Commissioner has reviewed all of evidence in the  record  and
          has carefully considered that  portion  relevant  to  the  issues
          raised by the administrative appeal.

          On October 23, 1989 the tenant filed a  complaint  alleging  that
          there was a diminution of services within the subject apartment.

          In answer to the tenant's complaint, the owner alleged that  this
          complaint was a duplication of CJ 220285-S and  therefore  should
          be terminated.  He also claims that the tenant refused access and 
          encloses a copy of another petition alleging no access.

          On December 20, 1990 a physical inspection was made of  the  sub-
          ject apartment, which disclosed:

               -     The  kitchen,  hallway,   bedroom   and   bathroom
                    ceilings and walls are peeling paint  and  plaster;

               -     several  windows  throughout  the  apartment   are

               -    the apartment door has a 1/2" gap between the  door
                    and jamb; 

               -    the bathroom wall tiles have holes and  some  tiles
                    are missing,

          FF 210158-RO
               -    the bathroom floor has a hole near the tub  stopper

               -    the kitchen broom closet is painted shut and

               -    the mailbox door  is  warped  and  does  not  close

          On June 12, 1991, the Administrator issued an order reducing  the
          maximum legal rent to $1.00 per month because pri r  to  the  is-
          suance date of this order the maximum legal rent  was  less  than
          the total rent reduction which was warranted.  The  Administrator
          also reduced the rent because of the owner's failure to  maintain
          services within the subject apartment.

          In his petition, the owner alleges, among other things, that  the
          tenant has not paid rent for years and does not provide access
          to the apartment in order to allow  him  to  make  the  requisite
          repairs.  In addition he requests that he be allowed to  commence
          an Article 78 proceeding.

          In answer to the owner's petition, the tenant requests  that  the
          petition be denied.  The tenant contends that the petitioner  has
          failed to maintain services within the apartment.  Moreover,  the
          tenant alleges that access is provided to the owner.

          The Commissioner is of the opinion that this petition  should  be

          The Commissioner finds that the Administrator properly based  his
          determination on the entire record, including the results of  the
          on-site physical inspection conducted on December  20,  1990  and
          that pursuant to Section 2202.16 of the Rent and Eviction Regula 
          tions, the administrator was mandated to  reduce  the  rent  upon
          determining that the owner had failed to maintain services.

          Pursuant to the Division's policy  Statement  90-5  if  an  owner
          alleges no access it must provide the  Division  with  copies  of
          two letters to the tenant attempting  to  arrange  access  dates.
          Additionally, each of the letters must be mailed at  least  eight
          days before the proposed date for access and  the  second  letter
          must be sent by certified mail, return receipt requested.

          A review of the records indicates that the owner did  not  submit
          evidence to substantiate that the tenant did not  provide  access
          to make the necessary repairs.

          With regard to the owner's request for permission to  seek  judi-
          cial review, the owner is advised that  pursuant  to  Operational
          Bulletin 84-1, the filing and determination  of  a  Petition  for
          Administrative REview (PAR)  is a prerequisite to obtaining judi 
          cial review of any order or determination issued  by  a  District
          Rent Administrator.  The owner may, therefore,  commence  a  pro-
          ceeding pursuant to Article 78 of  the  Civil  Practice  Law  and

          FF 210158-RO
          Rules within 90 days of the issuance of this Commissioner's order 
          and opinion.

          THEREFORE, in accordance with the Rent and Evictions Regulations, 
          it is,

          ORDERED, that this petition be, and the same  hereby  is,  denied
          and that the Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                ELLIOT SANDER
                                                Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name