GI410062RO
                                  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.: GI410062RO
                                                  
                                                   
          725 West 184th St. Corp.                RENT ADMINISTRATOR'S DOCKET 
                                                  NO.: GA410256S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On September 11,1992 the above-named petitioner-owner filed a 
          Petition for Administrative Review of an order issued on August 7, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as 725 West 184th Street, Apartment 4K, wherein 
          the Administrator determined the tenant's  complaint of a reduction 
          of individual apartment services.  

               The challenged order reduced the tenant's rent based on the 
          results of an inspection conducted on April 22, 1992.  The 
          inspector observed that the apartment had been painted, but that 
          the kitchen walls were defective, and that the ceilings of the 
          hallway, bathroom, living room and bedrooms were variously, 
          cracked, peeling paint and plaster, blistered or otherwise 
          defective.  The tenant had complained, in  pertinent part, that 
          various rooms and areas in the apartment required painting.  The 
          inspector also confirmed the tenant's complaint that the bedroom 
          steam cover was loose.

               On appeal, the owner reiterates that the tenant had refused 
          the owner access to complete repairs, and provided access 
          reluctantly only after the City Housing Court directed the tenant 
          to do so by an order dated January 28,1992.

               However, the owner's contention does not explain that the 
          subsequent inspection on April 22, 1992 confirmed the existence of 
          conditions warranting a rent abatement some months after the owner 
          obtained access and painted the apartment.  Therefore, there is no 
          basis to revoke the rent reduction.
           
               The owner is correct that the rent stabilized tenant is not 
          entitled to any further rent abatements as there exists a prior 
          order per Docket FH510405S reducing the rent.  For rent stabilized 
          apartments where a rent reduction was already in effect for any 












          GI410062RO

          type of service decrease, no further rent reduction is 
          authorized by a separate subsequent rent reduction order.

               However, the owner may not collect any increase or rent 
          restoration until the Administrator issues an order restoring the 
          rent predicated on the restoration of all outstanding services 
          reductions.

               With respect to the owner's concern that the tenant fails to 
          cooperate in providing access, or that access is provided 
          grudgingly, the Commissioner notes that a "no-access" inspection 
          may be conducted if the tenant fails to provide access to correct 
          the conditions cited.  It is noted, however, that in order to 
          schedule a "no-access" inspection, the owner must comply with the 
          requirements set forth in Policy Statement 90-5:  Arranging Repairs 
          No Access Inspections.  In pertinent part, the owner must submit 
          proof that the owner was unable to obtain access even though two 
          letters were sent to the tenant attempting to arrange access dates.  
          Each letter must have been sent at least eight days before the 
          proposed date for access, and the second letter must have been sent 
          by certified mail.

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

               ORDERED, that the owner's petition be denied and that the 
          Administrator's order be affirmed.

          ISSUED:


                                                                             
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
                                   
    

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