GC210108RO
                                  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.: GC210108RO
                                                  
          IBSER POINVIL                           RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FH410185S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On March 9, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 4, 1992. The order concerned housing 
          accommodations known as Apt 1A located at 1014 Park Place, 
          Brooklyn, 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 22, 1991 by 
          filing a Statement of Complaint of Decrease in Services wherein she  
          alleged the existence of various services deficiencies in the 
          apartment.  The owner was served with a copy of the complaint and 
          afforded an opportunity to respond.

               The owner filed a response on September 16, 1991 and stated, 
          in sum, that the building was undergoing major renovation, that 
          certain repairs had been made, that plastering and painting would 
          be done when the capital improvements are completed and that the 
          tenant was refusing access for work to be done.  The owner attached 
          documentation to the response.  This documentation consisted of an 
          acknowledgement by the tenant that the bathroom ceiling was 
          repaired as well as a leak in the ceiling, proof by the owner that 
          the subject building was undergoing renovation and letters written 
          by the owner in 1984 to the tenant wherein access to the apartment 
          was requested.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on January 9, 1992 and 
          revealed the following:













          GC210108RO

                    1.   Bathroom ceiling in need of painting,

                    2.   Refrigerator freezer temperature 8 degrees,

                    3.   Bedroom closet has cracks and holes on walls,

                    4.   One strip of wood on kitchen floor is split up,

                    5.   Floor under and around radiator broken in living 
                         room,

                    6.   Entire apartment has peeling paint and plaster,

                    7.   Hole in wall behind bathtub. Walls were plastered 
                         but not painted.

          The following services were found to have been maintained:

                    1.   No evidence of leaks or stains in bathroom,

                    2.   No evidence of vermin infestation in apartment,

                    3.   No evidence of defects to plumbing in bathroom 
                         sink,

                    4.   New floor installed in bathroom,

                    5.   No evidence of defects to apartment door lock.

               The Administrator issued the order here under review on 
          February 4, 1992 ordering a rent reduction of an amount equal to 
          the most recent guideline adjustment based on the report of the 
          DHCR inspector.

               On appeal the owner states that the building is undergoing 
          capital improvement work, that the tenant has refused to afford 
          access to the owner although the owner made numerous demands and 
          that there are court proceedings presently ongoing in Housing Court 
          regarding the tenant's failure to give the owner access for repairs 
          and her failure to pay her rent.  The petition was served on the 
          tenant on April 3, 1992.  
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The owner's argument is premised on the alleged failure of the 
          tenant to afford access to the owner's representatives for repairs 
          to be done.  The owner has attempted to document numerous instances 
          of access requests being ignored by the tenant.  However, it is 
          clear from the record that the owner has been afforded access to 
          the subject apartment on some occasions.  Prior decisions of the 
          Commissioner have held that the fact that the owner has been given 






          GC210108RO

          access provided the owner with the required opportunity to make 
          workmanlike repairs to the apartment.  It is clear from a review of 
          the report of the DHCR inspector that the owner has not done so.  
          The Commissioner also notes that the owner failed to avail himself 
          of the procedures set forth in DHCR Policy Statement 90-5 regarding 
          certified letters to be sent to the tenant requesting access and 
          submission of this documentation to the Administrator.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction and the 
          Administrator shall reduce the rent based on a finding that the 
          owner is failing to maintain required services.  Section 2520.6 (r) 
          of the Code includes repairs and maintenance in the definition of 
          required services. The Commissioner finds that the Administrator 
          based this determination on the entire record including the results 
          of the on-site physical inspection conducted on January 9, 1992.  
          The order here under review was correctly issued and is, therefore, 
          affirmed.

               The owner may file for rent restoration when services have 
          been fully restored.

               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
                                             Deputy Commissioner
                                   






    

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