FI 110180 RT, ET AL
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEALS     OF                                  DOCKET      NOS.:
                                                 FI 110180-RT; FI 110181-RT
                                                 FI 110182-RT; FI 110183-RT
                                                 FI 110184-RT; FI 110185-RT
                                                 FI 110186-RT; FI 110187-RT
                                                 FI 110188-RT; FI 110189-RT
                                                 FI 110190-RT; FI 110191-RT
                                                 FI 110192-RT; FI 110218-RT
             VARIOUS TENANTS,                    FI 110219-RT; FI 110220-RT
                                                 FI 110221-RT; FI 110222-RT
                                                 FI 110223-RT; FI 110224-RT
                                                 FI 110225-RT; FI 110226-RT
                                                 FI 110227-RT; FI 110228-RT
                                                 FI 110230-RT; FI 110231-RT
                                                 FI 110232-RT; FI 110233-RT
                                                 FI 110234-RT; FI 110235-RT
                                                 FI 110238-RT; FI 110239-RT
                                                 FI 110319-RT
                                                 D.R.O. DOCKET NO.:
                                                 EI 130118-OR 

          The above-named  petitioner-tenants  filed  timely  Petitions  for
          Administrative Review (PARs) against orders issued on  August  27,
          1991, by the Rent Administrator at Gertz Plaza, Jamaica, New York, 
          concerning the housing accommodation collectively known  as  Joyce
          Gardens, located in Flushing, New York, wherein the  Administrator
          granted the owner's rent restoration applications.

          Based on an inspection conducted on June 18, 1991 that showed that 
          there was no evidence of vermin  infestation  in  and  around  the
          garbage dump areas, no evidence of missing and  or  broken  garage
          gutters,  no  evidence   of   defective   dumpsters,   no   excess
          accumulation of garbage and debris, and that garage area  lighting
          fixtures were  operable,  the  Administrator  concluded  that  the
          conditions, upon  which  rent  reduction  orders  were  issued  on
          January  13,  1987,  per  Docket  No.  TC-72035-C-158,  had   been
          corrected, and warranted restoration of rents, effective March  1,

          In identical administrative appeals, the petitioners  allege  that
          one garage (#121) has part of  a  gutter  missing,  and  that  two
          garages (#s 97 and 98) have  wall  bricks  missing,  resulting  in
          damage to roof areas (garages #s 99  and  102).   The  petitioners
          further complain that excess accumulation of garbage and debris in 
          and around the garbage dumpsters continues. 

          FI 110180 RT, ET AL

          The applicable law is Sections 2520.6(r) and 2523.4  of  the  Rent
          Stabilization Code.

          After careful consideration, the Commissioner is  of  the  opinion
          that these petitions should be denied.

          The  Commissioner  notes  that  the  Administrator  rendered   the
          determinations restoring rents  on  the  basis  of  an  inspection
          report,  prepared  by  an  unbiased  rent  agency  employee,  that
          established that  the  owner  had  complied  with  the  underlying
          directive to  correct  the  enumerated  service  reductions.   The
          inspector's report was properly  placed  in  the  record  for  the
          Administrator's consideration and was  entitled  to  substantially
          greater weight than the petitioners' self-serving assertions that, 
          among other items,  excess  accumulation  of  garbage  and  debris
          continued around the dumpsters.  Moreover, it is not evident  from
          the tenants' claim, raised on appeal,  that  dumpsters  have  been
          relocated to separate areas from one central location, sets  forth
          a  condition  constituting  a  reduction  of  services  warranting
          remedial action by the owner.

          Additionally, the claim that one garage gutter in the complex  not
          cited below, had a missing part, which  may  have  occurred  after
          repairs to  other  units,  does  not  entitle  the  tenants  to  a
          continuation of rent reductions complex-wide.

          The  Commissioner  further  notes  that  the  tenants'  assertions
          regarding missing bricks and relocation of the dumpsters were  not
          predicates for the underlying rent reductions, and, therefore, may 
          not be considered relevant to the instant rent restoration orders, 
          herein under appeal.  

          This order is issued without prejudice to the  right  of  affected
          tenants to file complaints for current service reductions  in  the
          prescribed manner.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Emergency Tenant Protection Act of 1974, it is

          ORDERED, that these petitions be, and the same hereby are, denied, 
          and that the District Rent Administrator's orders be, and the same 
          hereby are, affirmed.


                                          JOSEPH A. D'AGOSTA
                                          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