FI 210010 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO.: FI 210010 RO 
                                                 DISTRICT RENT ADMINISTRATOR'S
             DANIEL KING,                        DOCKET NO.: FB 210755-S

                                                 SUBJECT PREMISES:
                                                 225 Sterling Pl., Apt. No. 6C
                                                 Brooklyn, New York 11238

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued on August 6, 1991 concerning the housing 
          accommodations relating to the above-described docket number.  

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

          The tenant commenced the original proceeding below on February 26, 
          1991 by filing a complaint asserting in  substance  that  "the  30
          year old stove was destroyed in a fire"; that  the  "smoke-damaged
          areas from said fire have not been repainted; that "leaks occurred 
          in  the  apartment  from  November  1979   through   approximately
          April/May 1988"; that the electrical wiring is "cloth-covered  and
          appears dry-rotted"; and that the apartment was  not  painted  for
          more than nine (9) years. 

          In his answer filed on April 17, 1991  and  April  26,  1991,  the
          owner asserted that repairs per  tenant's  instructions  had  been
          completed; that on March 13, 1991 and April 10, 1991,  the  tenant
          refused access to the owner  painting  her  apartment  except  the
          kitchen.  The owner did submit to the Administrator certified mail 
          sent to the tenant on March 13, 1991 and April 10, 1991 and  other
          evidentiary requirements  of  Policy-  Statement  90-5  (Arranging
          Repairs/No  Access  Inspections).   The  Administrator  failed  to
          consider this evidence and schedule a No Access inspection.

          Thereafter on July 2, 1991, the subject apartment was inspected by 
          DHCR which reported that the living room ceiling has cracks;  that
          the living room closet wall has peeling paint  and  plaster;  that
          the bathroom ceiling  has  cracks  and  peeling  paint;  that  the
          bathroom wall has cracks; and that the master bedroom closet  wall


          FI 210010 RO

          and ceiling have  water  stains,  cracks  and  peeling  paint  and

          The Administrator directed on August 6, 1991 restoration of  these
          services and reduction of the stabilized rent.

          In this  petition,  the  owner  contends  in  substance  that  the
          Administrator erred in not considering  the  tenant's  refusal  to
          have "any part of her apartment painted except the kitchen."

          After careful consideration, the Commissioner is  of  the  opinion
          that this petition should be remanded  to  the  Administrator  for
          further processing.

          The record shows that the tenant wanted only her kitchen  painted;
          that on March 13, 1991 and April 10, 1991, the owner sent  letters
          by certified mail to the tenant requesting  access  to  paint  not
          only the kitchen but the entire apartment; and that  despite  this
          evidence,  a  No  Access  Inspection  was  not  scheduled  by  the

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is

          ORDERED, that this petition be, and the same hereby  is,  remanded
          to the Administrator to consider the owner's submission  below  of
          evidence  showing  tenant's  alleged  refusal  of  access  and  to
          implement  accordingly  in  this  case   Policy   Statement   90-5
          (Arranging Repairs/No Access Inspection), and for the issuance  of
          a new Order.  The automatic stay of so much of the Administrator's 
          order as directed repairs and  a  retroactive  rent  abatement  is
          hereby  continued  until  a  new  Order  is  issued  upon  remand.
          However, the Administrator's determination  as  to  a  prospective
          rent abatement is not stayed and shall remain in effect until  the
          Administrator issues a new Order upon remand.


                                        JOSEPH A. D'AGOSTA
                                        Deputy Commissioner


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