FL 610086 RO, et al.
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NOS.:   
                                                  FL 610086-RO;  FL 610087-RO;
                                                  FL 610088-RO;  FL 610089-RO;
                                                  FL 610090-RO;  FL 610091-RO
                  2070   CRESTON   L.P.,                RENT    ADMINISTRATOR'S
                                             DOCKET NOS.: 
                                                  FH 610010-HW;  FG 610070-HW;
                                                  FG 610073-HW;  FG 610076-HW;
                                                  FH 610013-HW;  FG 610077-HW
                                                  PREMISES: 
                                                  255 East 176th Street
                                   PETITIONER     Bronx, New York
          ----------------------------------x 
                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          The  Commissioner   has  consolidated  these  petitions  as  they
          involve common questions of law and fact.

          The above-named owner filed timely petitions  for  administrative
          review of orders issued  concerning  the  housing  accommodations
          relating to the above described docket numbers.

          The tenants commenced  these  proceedings  by  filing  complaints
          asserting that the owner had  failed  to  maintain  adequate  hot
          water in the subject apartments.

          In its answer, the owner stated that  problems  with  the  boiler
          were perceived in June  and  that  repair  work  began  in  July.
          Attached to the answer were repair bills dated July 2,  1991  and
          July 11, 1991.

          On October 10 and 18, 1991, inspections of the subject apartments 
          were conducted by D.H.C.R. inspectors who confirmed the existence 
          of inadequate hot water.

          The Rent Administrator directed restoration of adequate hot water 
          and further ordered reductions of the stabilization rents.


          In its petitions for administrative review,  the  owner  requests
          reversal of the Rent Administrator's  orders  alleging  that  the
          problem with the boiler occurred periodically but that the boiler 
          was never off for a 24 hour period, that the owner  was  continu-
          ously attempting to rectify the  situation,  that  these  efforts
          culminated in an overhaul of the boiler which  was  completed  on
          October 21, 1991, that one DHCR inspection is insufficient  basis
          for reducing the rents in futuro,  and  that  in  Docket  No.  FH






          FL 610086 RO, et al.
          610034-HW issued on November 26,  1991,  no  irregularities  were
          found and  a  tenant's  application  for  a  rent  reduction  was
          denied.   Attached  to  the  owner's  petitions  are  photocopied
          documents labelled "Exhibits A, B, C, D and E."

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

          The Commissioner notes that the owner, in  its  answers  acknowl-
          edged problems with the boiler and submitted repair  bills  dated
          July 2 and 11, 1991.  The owner's answers were dated September 3, 
          1991, and August 16, 1991.  The owner made no subseque t  submis-
          sions to the Rent Administrator  during  the  pendency  of  these
          proceedings nor do the Rent  Administrator's  files  contain  any
          owner requests for extensions of time.  Although  the  owner  has
          attached to its petitions the Cougar Coast Management Co. log for 
          October 1991, an American Boiler Repair Service bill  dated  July
          13, 1991, and John Moore Boiler Repair  bills  dated  August  23,
          1991 and October 31, 1991, the Commissioner notes  that  none  of
          these documents were submitted to  the  Rent  Administrator  even
          though  they  were  in  the  owner's  possession.    Accordingly,
          pursuant to Section 2529.6 of the Rent Stabilization Code,  these
          documents may not be considered now when offered  for  the  first
          time on administrative appeal.

          In regard to Exhibit E (Order No. ZFH 610034-HW) the Commissioner 
          notes that the application was  denied  in  that  docket  because
          heat (rather than hot water) was not required on the date of  the
          inspection.

          Although the Commissioner, in prior proceedings, h s  not  vouch-
          safed rent reductions in instances where continuous repairs  were
          under way and  the  owner  was  attempting  prompt  and  diligent
          efforts to restore services, those cases are distinguishable from 
          the instant matters.  Here, the owner acknowledged the problem in 
          June and alleges, for the first time on appeal, final  repair  on
          October 21, 1991.  In the opinion of the Commissioner four months 
          without adequate hot water service is too long a period  of  time
          for the owner's repair attempts to be considered prompt and dili 
          gent.


          Pursuant to Section 2523.4(a) of the Rent Stabilization Code,

                   "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most recent guidelines
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          adequate hot water.     

          The Commissioner finds that the Rent Administrator properly based 
          his determination on the entire record; including the results  of
          the on-site physical inspections  conducted  on  October  10  and
          October 18, 1991, and that pursuant to Section 2523.4(a)  of  the






          FL 610086 RO, et al.
          Code, the Rent Administrator was mandated  to  reduce  the  rents
          upon determining that the owner had failed to  maintain  adequate
          hot water.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to applications to  the  Division  for
          restorations of rents based upon the restoration of services.


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

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


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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