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

          APPEAL OF                              DOCKET NO.:              
                                                 FL 210009 RO                
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 DH 210792 S
              MARTIN KIRZNER/                               
              L AND T E22 REALTY CO.                                         
                                                 430 East 22nd St.,
                              PETITIONER      :  Apt. No. 2A,
          ------------------------------------X  Brooklyn, NY                

               The above-named owner filed a timely petition for 
          administrative review of an order issued on November 13, 1991, 
          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.  

               The tenant commenced this proceeding on August 31, 1989 by 
          filing a complaint asserting in substance that the owner had failed 
          to maintain numerous services in the subject apartment, namely: a 
          hole in the bathroom ceiling, peeling paint and plaster in the 
          bathroom, damaged living room wall due to improper repairs, living 
          room ceiling never painted, peeling paint in the living room 
          ceiling, and bathroom tiles improperly installed. 

               In an answer filed on October 30, 1989, the owner stated that 
          "the tenant's bathroom has been completely fixed."

          ADM. REVIEW DOCKET NO.: FL 210009 RO

               Thereafter, physical inspections of the subject apartment were 
          conducted on August 8, 1990 and October 8, 1991 by a Division staff 
          member who reported the existence of defective conditions and of  
          repairs done in an unworkmanlike manner. 

               The Administrator determined from these on-site inspections 
          that the living room ceiling plaster is cracked and that the 
          bathroom wall tiles are not installed properly in the area of the 
          tub faucets.  The Administrator directed restoration of services 
          and further ordered a reduction of the stabilized rent.  

               In this petition, the owner contends in substance that he was 
          denied due process by the Division's delay in issuing the order 
          with a rent reduction effective October 1, 1989 when if the order 
          had been issued promptly, the owner could have made the necessary 
          repairs and filed for restoration.  The owner also claims that if 
          the order is based on a recent inspection, the minor items cited 
          are most likely reoccurrences of conditions that were corrected 
          when the complaint was received.  The owner further alleges that 
          the tenant has refused access since the issuance of the order.

               In answer, the tenant asserts that the complained-of 
          conditions have inconvenienced her and are not minor items.  She 
          also denies that she has refused access and states that the 
          superintendent has been in her apartment many times.

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

               The Commissioner notes that although the owner has 
          characterized the cited conditions as "minor" items "promptly 
          attended to", the record reveals that there was not prompt 
          attention to these complained-of items from the time the complaint 
          was served on the owner on September 20, 1989 until the issuance of 
          the Administrator's order.

               The tenant specifically described in the complaint improperly 
          installed bathroom tiles.  If this defective installation had been 
          promptly corrected in October 1989, as the owner asserts, it would 
          not have occurred by the time the first inspection took place on 
          August 8, 1990.  Similarly, the cracked living room ceiling, which 
          was not even mentioned in the owner's answer to the complaint, was 
          confirmed by the first inspection and was found to have 
          deteriorated further on the second inspection, suggesting that no 
          repairs had even been attempted.    

               While it is unfortunate that the Division cannot process all 
          complaints expeditiously, the owner herein could have avoided a 

          ADM. REVIEW DOCKET NO.: FL 210009 RO

          rent reduction if the necessary repairs had been promptly and 
          properly attended to.  The tenant, however, has had to suffer the 
          consequences of the owner's failure to maintain required services 
          for an extended period of time, and is entitled by law to a rent 

               The owner's contention of tenant refusing access after the 
          issuance of the Administrator's order is unsubstantiated and beyond 
          the scope of administrative review, which is limited to the issues 
          and evidence before the Administrator.   

               Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          reduce the legal regulated rent, upon application by the tenant, 
          for the period for which it is found that the owner has failed to 
          maintain required services.  Required services are defined by 
          Section 2520.6(r) to include repairs and maintenance.  Accordingly,
          the Commissioner finds that the Administrator properly determined 
          that the owner had failed to maintain required services based on 
          the evidence of the record, including the results of the on-site 
          inspections of the subject premises; and that pursuant to Section 
          2523.4(a) of the Code, a rent reduction is warranted effective the 
          first of the month following service of the complaint on the owner.

               This Order and Opinion is issued without prejudice to the 
          owner's rights as they may pertain to a de novo application to the 
          Division for a restoration of rent based upon the restoration of 

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

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                          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