ADM. REVIEW DOCKET NO.: FF 520342 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.:               
                                                 FF 520342 RO
                                              :
                                                 DISTRICT RENT               
                                                 ADMINISTRATOR'S DOCKET      
                                                 NO.: FB 520792-S
                 WEINREB MANAGEMENT,                                         
                          
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               On June 27, 1991 the above-named owner filed a Petition for 
          Administrative Review (PAR) against an order issued on June 17, 
          1991, by the Rent Administrator at Gertz Plaza, Jamaica, New York, 
          concerning the housing accommodation known as Apartment 8H, 320 
          Riverside Drive, New York, New York, wherein the Administrator 
          determined the tenant's complaint of a reduction of certain 
          individual apartment services.

               An inspection conducted on May 14, 1991 by a member of the 
          Division's inspection staff confirmed a number of conditions 
          reported in the tenant's complaint.

               Based on the inspection, the Administrator issued an order 
          enumerating fifteen (15) service reductions, imposed specific 
          monetary amount for each condition, and reduced the tenant's rent- 
          controlled maximum legal rent by $98.00.

               On appeal, the petitioner requests that the Administrator's 
          order be reversed on the grounds that the Administrator had 
          previously issued orders encompassing these items and reducing the 
          rent, under Docket Nos. ED 520704-S (dated April 25, 1991), CC 
          420408-S (dated May 16, 1989), BJ 420051-S (dated March 29, 1988), 
          BF 420436-S (dated January 7, 1988), and LC-002474-S (dated January 
          16, 1986). 















          ADM. REVIEW DOCKET NO.: FF 520342 RO

               The tenant's response was not pertinent to the issues raised.

               The applicable law is Section 2202.16 of the Rent and Eviction 
          Regulations.

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

               The Administrator's order herein under review provided 
          specific rent reduction for the individual service reductions, 
          totaling $98.00, was as follows:

           l.  Kitchen has 4 outlets not working (4 x $1.50).      $ 6.00
           2.  Bathroom sink stopped up, no drainage.                8.00
           3.  Cement is on bathroom floor tiles under sink.         4.50
           4.  Exhaust fan does not work.                            2.00
           5.  Bedroom ceiling has peeling paint and plaster.        3.00
           6.  Closet in bedroom has peeling paint and plaster.      3.00
           7.  Kitchen has a defective steam pipe - area is 
               discolored and has peeling paint and plaster.         3.00 
           8.  Oven is defective - does not light.                   6.00
           9.  There is paint on livingroom and dining room floor.   3.00
          10.  There is a hole at the top of riser.  It is rusting
               at upper center of pipe where there is a joint, and
               there is evidence of a leak.                          8.00
          11.  Windows throughout apartment are loose, shaky and 
               hard to open or close, 6 windows total 6 x $4.00.     24.00
          12.  Bathtub faucet leaks.                                 1.50 
          13.  Water in tub would not drain - stopper not working.   8.00 
          14.  Kitchen sink bottom is cracked, rusted and enamel 
               is worn.                                              5.00
          15.  Refrigerator gasket is worn,hinges are bent, tray 
               under freezer is broken, freezer door is broken and
               2 door shelves are broken.                           13.00  

               The Administrator's order is modified to the extent of 
          revoking certain items as duplicative of rent reductions granted 
          under Docket Nos. ED 520704-S, CC 420408-S, BJ 420051-S, BF 420436- 
          S, and LC-000247-S.  The following rent reductions, totaling $33.00 
          are revoked:

           2. Bathroom sink stopped up, no drainage.                 8.00  
           4. Exhaust fan does not work.                             2.00
           5. Bedroom ceiling has peeling paint and plaster.         3.00
           6. Closet in bedroom has peeling paint and plaster.       3.00
           8. Oven is defective - does not light.                    6.00    
          9. There is paint on livingroom and dining room floor.     3.00
          13. Water in tub would not drain - stopper not working.    8.00


               Several rent reductions increased the amount of rent 
          reductions granted in one or more of the prior rent reduction 






          ADM. REVIEW DOCKET NO.: FF 520342 RO

          orders.  Said rent reductions are affirmed to the extent that they  
          supersede, incorporate and replace previous rent reductions, and 
          are not in addition thereto.  These include the following:

           3. Cement is on bathroom floor tiles under sink.        $ 4.50
              ($4.00 under ED 520704-S).
           7. Kitchen has a defective steam pipe - area is 
              discolored and has peeling paint and plaster.
              ($2.00 under BF 420436-S).                             3.00    
          11. Windows throughout apartment are loose, shaky 
              and hard to open or close, 6 windows total 
              6 x $4.00.  ($12.00 under ED 520704-S).               24.00    
           14. Kitchen sink bottom is cracked, rusted and  
              enamel is worn.  ($3.00 under ED 520704-S)             5.00
          15. Refrigerator gasket is worn, hinges are bent,
              tray under freezer is broken, freezer door is
              broken and 2 door shelves are broken. 
              ($4.50 under ED 520704-S).                            13.00

               The rent reductions granted for the items listed below are not 
          duplicative, and are affirmed as granted: 

           1. Kitchen has 4 outlets not working, (4 x $1.50).      $ 6.00
          10. There is a hole at the top of riser.  It is 
              rusting at upper center of pipe where there
              is a joint, and there is evidence of a leak.           8.00
          12. Bathtub faucet leaks.                                  1.50

               Accordingly, rent reductions in the amount of $65.00 are 
          affirmed. 

               THEREFORE, in accordance with the provisions of the City Rent 
          Control Law and the Rent and Eviction Regulations, it is

               ORDERED, that this petition be, and the same hereby is, 
          granted in part.  The Administrator's order is modified to the 
          extent of revoking certain rent reductions as duplicative of prior 
          outstanding rent reduction orders.  Remaining rent reductions in 
          the amount of $65.00 are affirmed as modified in accordance with 
          the above.

          ISSUED:

                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting 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