ADM. REVIEW DOCKET NO.: FC630221RO

                                 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.: FC630221RO

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: EH620225BO
            FINKELSTEIN MORGAN REAL ESTATE
                                   PETITIONER
          ------------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 2075-2081 Wallace Avenue, Various 
          Apartments, Bronx, N.Y.

               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 issue before the Commissioner is whether the 
          Administrator's order was correct.

               The Administrator's order being appealed, EH620225BO was 
          issued on February 15, 1991.  In that order, the Administrator 
          affirmed the finding of DK624108BR, issued August 3, 1990, that the 
          owner be denied eligibility for a 1990/91 Maximum Base Rent (MBR) 
          increase.  The Administrator found that two outstanding rent 
          impairing violations, assigned the Nos. 1751 and 1785 had not been 
          corrected. 

               On appeal, the owner argues that Violation #1785 (obstruction 
          in the Northeast yard drain) refers to a "recurrent condition" 
          which is "corrected on a routine basis".  The owner contends that 
          Violation #1751 which refers to a defective fire escape has been 
          corrected.  The owner contends that Violation #1751 mistakenly 
          refers to a "3rd floor fire escape" while the defective fire escape 
          was actually on the fourth floor.  As alleged proof of this 
          contention the owner submits with its appeal an affidavit from a 
          repairman who allegedly repaired the fourth floor fire escape in 
          February 1991.
            













          ADM. REVIEW DOCKET NO.: FC630221RO

               The Commissioner is of the opinion that this petition should 
          be denied.

               Some violations are amenable to one-time repairs, while others 
          (i.e., the clogged outdoor drain in the instant case) can only be 
          cured via constant maintenance.  Nonetheless, this distinction is 
          not to be found in the controlling legislation concerning MBRs.  
          Rather, the clogged drain is defined by the New York City 
          Department of Housing Preservation and Development (HPD) as a rent 
          impairing violation.  As such, it must be in a state of repair as 
          of the HPD inspection upon which the Administrator relies in 
          granting eligibility to raise MBRs.

               Owner's response on appeal, concerning Violation #1751 (the 
          defective fire escape) is both self-serving and unconvincing.  
          Besides the affidavit, there is no other evidence of repair to the 
          fire escape, nor is there any other evidence of the confusion 
          between the third and fourth-floor fire escapes alluded to by the 
          owner on appeal.  The Commissioner notes that the affiant stated 
          that he repaired the fire escape during February 1991.  Section 
          2202.3(h) of the New York City Rent and Eviction Regulations states 
          that all such repairs must have been completed by six months before 
          the effective date of the order of eligibility, in the instant 
          case, by July 1, 1989. As the owner thus concedes on appeal that a 
          violation was not repaired until over a year after the effective 
          date, the Commissioner is of the opinion that the Administrator was 
          correction its finding below.

               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations, it is

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied, and that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.

          ISSUED:





                                                                           
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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