ADM. REVIEW DOCKET NO.: FH 610382 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.: FH 610382 RO   
                       
                                                 DISTRICT RENT              
                                                 ADMINISTRATOR'S DOCKET     
                                                 NO.: DL 610279-S 
                                              :
              ARISTA MANAGEMENT CO.                                         
                                                 PREMISES:
                                                 2395 Tiebout Ave., D3      
                                                 Bronx, NY
                                             
                                                  

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                                       IN PART

               The  above-named  owner  filed   a   timely   petition   for
          administrative review of an order issued concerning  the  housing
          accommodations relating to the above described docket number.

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

               On December 19, 1989, the tenant  commenced  the  proceeding
          below by filing a complaint of  decrease  in  services  asserting
          that the following defective conditions existed  in  the  subject
          apartment, to wit:  tiles which required repairs in the bathroom, 
          a leak in  the  bedroom  ceiling  which  required  painting.   In
          addition, the tenant stated that after residing in the  apartment
          for five years, it had never been painted and that she spent  the
          money to paint it herself during Christmas, in the year prior  to
          commencing with the complaint.   

               On  January  11,  1990,  the  owner  answered  the  tenant's
          complaint stating that when the tenant moved in during  September
          1984, the apartment was painted and then painted again during 


          September 1987.  The owner goes on to state that during September 
          1988, the kitchen ceiling was painted and plastered and that 
          during December 1989, the bathroom tiles were  repaired  and  all
          ceilings in the apartment were scraped,  plastered  and  painted.
          To substantiate its assertions,  the  owner  attached  copies  of
          bills and cancelled checks for the work completed. 

               On May 31, 1991, an  inspection  was  conducted  by  a  DHCR






          ADM. REVIEW DOCKET NO.: FH 610382 RO
          inspector.  The inspection report stated that the bathroom  tiles
          were not defective and that the bedroom ceiling had a water stain 
          near the wall. 

               On June 19, 1991, the tenant was served with a copy  of  the
          owner's answer and was afforded an opportunity to review  it  and
          comment thereupon.

               The tenant did not  interpose  a  response  to  the  owner's
          answer. 

               On August 19, 1991, the Administrator issued an order, based 
          on the physical inspection, reducing the stabilization  rent  and
          directing the owner to repair the  water  stain  on  the  bedroom
          ceiling.

               In its petition for administrative review the owner requests 
          that the Administrator's order be reversed because all  the  work
          was done.   The  owner  states  that  during  December  1989  the
          apartment was painted, the bedroom  leak  and  all  plumbing  was
          repaired.  The owner goes on to state that there are no leaks  in
          the subject apartment and that the tenant never complained  about
          a water stain above the window, and that if  she  had,  it  would
          have been taken care of timely.  In addition,  the  owner  states
          that it is sending a painter to fix this stain. 

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

               Based on the  unique  facts  in  this  case  including  that
          portion of the inspection report that did not contain a  moisture
          meter reading or  the  area  covered  by  the  water  stain,  the
          Administrator's order is modified to the  extent  that  the  rent
          abatement is effective on the first  rent  payment  date  of  the
          month following the  date  of  issuance  of  the  Administrator's
          order. 






               The  Commissioner  notes  that  the  owner  applied  for   a
          restoration of rent on September 22, 1991, under docket number FI 
          610198 OR, and that this matter is still pending. 

               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:










          ADM. REVIEW DOCKET NO.: FH 610382 RO




                                                                        
                                          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