DHCR Decisions                                  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