FL 110175-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.: FL 110175 RO

     NATHAN KATZ                        DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: FH 110862 S
                        PETITIONER
----------------------------------x


  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On December 30, 1991 the above named petitioner-owner filed
a Petition for Administrative Review against an order of the Rent
Administrator  issued  November 27,  1991.  The  order  concerned
housing  accommodations known as Apt A8  located  at  37-40  81st
Street, Jackson Heights, N.Y.  The Administrator ordered  a  rent
reduction for failure to maintain required services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      The tenant commenced this proceeding on August 27, 1991  by
filing  a Statement of Complaint of Decrease in Services  wherein
she alleged the following services deficiencies:

          1.   Leak in bathroom faucet
          
          2.   Bathroom tiles cracked
          
          3.   Electrical wiring  defects
          
          4.   Floor  broken  in hallway; holes in kitchen  floor
               and under kitchen sink
          
          5.   Bedroom and bathroom door do not fully close
          
          6.   Defective apartment windows and no screens
          
          7.   Defective bathtub
          8.   Problems with water temperature; brown water
          
          9.   Broken front door lock
          
         10.   Cracks in walls
     
         11.   No superintendent
     
         12.   Defective roof door lock
     
         13.   Defective intercom
     
      The  owner  was  served with a copy of  the  complaint  and
afforded an opportunity to respond. The owner filed a response on
October 7, 1991 and stated that he was in the process of securing
an  appointment with the tenant to effectuate repairs.  The owner
further requested an extension of time until October 22, 1991  to
complete repairs.

      The  Administrator  ordered a physical  inspection  of  the
subject  apartment.  The inspection was conducted on October  30,
1991 and revealed the following:

          1.   Bathroom door in need of adjustment
          
          2.   Apartment entrance door lock broken
          
The following services were found to have been maintained:

          1.   No evidence of defective bedroom door frame
          
          2.   No evidence of defective bathroom door saddle
          
          3.   No evidence of defective bedroom door saddle
          
          4.   No evidence of defective entrance door saddle
          
          5.   No evidence of defective window sash frames
          
          6.   No evidence of defective bathtub stopper
          
          7.   No evidence of defective plumbing tub drain
          
          8.   No  evidence  of water coloration in  bathroom  or
               kitchen
          
          9.   No evidence of defective bathroom faucet
          
         10.   No   evidence   of   defective  walls   throughout
               apartment
     
     
          11.  No evidence of defective electrical outlets
          
          12.  No evidence of defective hallway floor
          
          13.  No   evidence  of  defective  kitchen  or  kitchen
               cabinet floor
          
          14.  Intercom operative
          
      The  Administrator issued the order here  under  review  on
November  27, 1991 and ordered a rent reduction of one  guideline
increase effective October 1, 1991.

      On  appeal  the  owner states that the tenant  vacated  the
apartment  prior to the inspection.  The owner also  states  that
repairs  were made to the apartment and annexes a repair  request
form, signed by the new tenant.

      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

      The  fact  that  the  complaining tenant  has  vacated  the
apartment  does  not  affect the validity of the  rent  reduction
order   which  reflects  defective  conditions  in  the   subject
apartment,  as  confirmed  by a physical  inspection.   The  rent
reduction remains in effect, despite a change in occupancy, until
a  rent restoration order is applied for by the owner and granted
by the agency.

      The Commissioner also notes that the inspector was able  to
gain  access  and did not note that the tenant had  vacated,  the
owner  did  not  notify the Administrator of this fact,  and  the
repair  request signed by the new tenant which is  dated  October
14, 1991 is contradicted by the subsequent inspection on November
1, 1991.

      THEREFORE, pursuant to the Rent Stabilization Law and  Code
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.

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