DHCR Decisions        Docket Number: FB 210067-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.: FB 210067-RO                                            :               BENSON ASSOCIATES,                DRO DOCKET NOS.:                                                          ZEC 210033-OR                              PETITIONER    :             ZCK 210170-S        ------------------------------------X                                                     ORDER AND OPINION REMANDING PROCEEDING ON APPEAL        On February 8, 1991, the above-named  owner  filed  a  Petition  for        Administrative Review against an order issued on January  29,  1991,        by the Rent Administrator of the Gertz Plaza, Jamaica, District Rent        Office, concerning the housing accommodations relating to the above        described docket number.          This administrative appeal  is  being  determined  pursuant  to  the        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.                  The issue herein is whether defective conditions upon which an order        was  issued  reducing  the  rent  have  been  corrected,  warranting        restoration of the legal regulated rent.        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 administrative appeal.        On March 2, 1990, the owner filed an application to restore rent  on        the basis of the tenant's unreasonable refusal of access.  The owner        alleged that on February 21, 1990, its plumber  advised  the  tenant        that the tenant-installed shower head was improper  and  caused  the        conditions set forth in the original complaint; that this  condition        could be corrected by installing an approved shower head;  and  that        the tenant advised the plumber and the owner's agent that the tenant        would purchase his own shower head and have it properly installed at        his convenience.        On April 27, 1990, the tenant filed an answer, alleging that he  was        not offered by the plumber another shower head; that  he  has  since        changed the shower head; and that the problems of extremely  varying        water temperature and dirty water are still there.        On  November  26,  1990,  an  inspection  of  the  subject   housing        accommodation was conducted by a DHCR inspector  who  confirmed  the        existence of defective conditions.         Docket Number: FB-210067-RO        On January 29, 1991, the Administrator issued an order based on  the        inspection, finding that the "shower head cannot be  regulated"  and        that the "mixer is defective."        In this petition, the owner alleged in substance that  the  tenant's        refusal of  access  is  unreasonable;  that  the  tenant  improperly        installed his own shower head, causing the defective  conditions  in        the original complaint; and that the plumber advised the tenant that        he could correct this condition by  installing  an  approved  shower        head on behalf of the owner, but the tenant  refused  to  allow  the        plumber to do same.        The Commissioner is of the opinion  that  this  petition  should  be        remanded for further processing.        The record shows that the owner submitted below and in this petition        a February 26, 1990 letter from a plumbing service, stating that  on        February 21, 1990, a service call was made; that the plumber advised        the tenant at that time that  the  extreme  changes  of  temperature        during showering are caused by the tenant-installed shower head; and        that this particular shower head has  a  smaller  opening  than  the        norm, causing the defective  changing  temperatures.   Although  the        owner alleges that the tenant refused the plumber's offer to install        an approved shower head, such allegation is categorically denied  by        the tenant in answer.        The record also shows that the  tenant  answered  that  he  was  not        offered by the plumber an alternative shower head.        In view of the foregoing, the Commissioner does not  find  that  the        tenant unreasonably  refused  access.   Because  the  problem  still        exists and because the problem is  not  solved  by  reimbursing  the        tenant the cost of the tenant-installed shower head, this proceeding        is remanded to effect complete and verifiable repair of  the  defect        in question pursuant to Policy Statement 90-5,  "Arranging  Repairs"        and "No Access Inspections."        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,        it is        ORDERED, that the owner's petition  be,  and  the  same  hereby  is,        granted to the extent of remanding this proceeding to  the  District        Rent Administrator for further processing in  accordance  with  this        Order  and  Opinion.   The  District  Rent   Administrator's   order        continues in effect until a new order is issued upon remand.        ISSUED:                                                                                                              ELLIOT SANDER                                        Deputy Commissioner