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.:FA110372RO     
                                                        
          Michael Pistilli,                        RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EJ110489S      
                                                       
                                                   SUBJECT PREMISES:
                                                   58-35 Granger Street
                                                   Apt. 7B
                                                   Corona, NY    
                                PETITIONER     
          -----------------------------------X                           
             
             ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN
                           PART AND MODIFYING ADMINISTRATOR'S ORDER

            The above-named owner filed a timely petition for administrative 
            review of an order issued on January 29, 1991 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 tenant commenced this proceeding on October 18, 1990 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations and otherwise asserted 
            in substance that exterminating services, among others, are being 
            provided; and that repairs including the defective kitchen tiles 
            were performed. The owner submitted a copy of a November 23, 1990 
            work order wherein the tenant allegedly signed an acknowledgement of 
            job completion and satisfaction.

            On January 11, 1991, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed that linoleum tiles 
            were ripped on edge near the kitchen entry; and there were mice 
            droppings under the kitchen cabinets.

            By an order dated January 29, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done as per tenant's signed acknowledgement on November 23, 1990. 

            The owner stated without any substantiation that the inspection's 
            findings were new conditions allegedly caused by the tenant.

            DHCR mailed a copy of the petition to the tenant.

            FA110372RO








            After careful consideration, the Commissioner is of the opinion that 
            the petition should be granted in part and the Administrator's order 
            should be modified.

            Based on the statement allegedly signed by the tenant that all 
            repairs had been completed, the owner could reasonably assume that 
            no further action was required and that the proceeding before the 
            Division would be terminated without a rent reduction. Due process 
            requires that the tenant's statement if submitted by the owner, be 
            served on the tenant and, if challenged, that the owner be advised 
            that the complaint was not being withdrawn.

            In the instant case, the physical inspection revealed that, contrary 
            to the owner's allegations and the alleged acknowledgement signed by 
            the tenant, the necessary repairs were not done and could not 
            possibly have been done properly on November 23, 1990 if a month 
            later the linoleum tiles were ripped on edge near the kitchen entry,  
            and there were mice droppings under the kitchen cabinets. A rent 
            reduction for these conditions is required pursuant to Section 
            2523.4 of the Rent Stabilization Code, but because of the failure to 
            verify the tenant's signature on the signed work order or to advise 
            the owner that the complaint was not being terminated, the effective 
            date of the rent reduction is hereby modified to February 1, 1991, 
            the first of the month following issuance of the Administrator's 
            order, when the owner had actual knowledge that the complaint was 
            still alive and that DHCR's physical inspection revealed the need 
            for additional repairs.

            Rent arrears may be due the owner from the tenant as a result of 
            this Order and Opinion. Any arrears shall be paid in monthly 
            installments which should not exceed the amount of the monthly 
            reductions revoked herein.

            The status of the owner's rent restoration applications is as 
            follows: FB110267OR denied on August 5, 1991; FI110208OR denied on 
            April 23, 1992; and GH110082OR denied on May 20, 1993.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, it is

            ORDERED, that this petition be, and the same hereby is, granted in 
            part, and that the Administrator's order be, and the same hereby is, 
            modified in accordance with this Order and Opinion.



            ISSUED:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

    

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