OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                                DOCKET NO.:FB110062RO     
          Mid Forest Company,                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DJ110443S      
                                                   SUBJECT PREMISES:
                                                      109-33 71 Road
                                                      Apt. 4A
                                                      Forest Hills, NY     

            The above-named owner filed a timely petition for administrative 
            review of an order issued on January 4, 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 20, 1989 by filing 
            a complaint asserting that he approached the building superintendent 
            concerning a cracked ceiling in his apartment at various times since 
            August 1989; that nothing was done to repair the apartment ceiling; 
            and that the ceiling was being held up by masking tape. 

            In answer, the owner asserted in substance that a plasterer is 
            scheduled to repair the ceiling on November 27 - 28, 1989.

            On November 28, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who reported that the apartment 
            ceiling had peeling paint and plaster near the window, and seemed to 
            be collapsing.

            By an order dated January 4, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that repair work 
            was done on November 29, 1990 and January 11, 1991; that DHCR should 
            have mailed the results of inspection to the owner; that the new 
            findings are new conditions not contained in the original complaint; 
            and that the conditions are de minimis.

            DHCR mailed a copy of the petition to the tenant.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.


            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain required 
            services. The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            November 28, 1990 inspection which confirmed that the apartment 
            ceiling had peeling paint and plaster near the window and seemed to 
            be collapsing. The Commissioner notes that these conditions are not 
            de minimis, but serious defects warranting a rent reduction.

            The owner's contention that repair work was done on November 29, 
            1990 was not raised in the proceeding below before the 
            Administrator. To the contrary, the owner's answer to the complaint 
            specified repairs on November 27 - 28, 1989. Although the 
            Administrator's order was issued on January 4, 1991, the owner never 
            advised the Administrator that repairs had been completed prior to 
            the issuance of said order if in fact that was the case.

            The owner's contention that DHCR should have mailed the results of 
            inspection to the owner is without merit. The tenant's complaint is 
            sufficient notice to the owner. The inspection report merely 
            confirmed the allegations in the complaint which the owner failed to 
            diligently investigate and make necessary, effective repairs. 
            (Empress Manor Apartments v. NYS DHCR, 538 NYS 2d 49, 147 AD 2d 642, 
            February 21, 1989).

            As to the owner's allegation in the petition that the 
            Administrator's finding is a new condition, the owner's answer to 
            the complaint in the proceeding below stated that it was sending a 
            plasterer to repair the ceiling. The tenant's complaint, stating 
            that nothing was done to repair the apartment ceiling and that the 
            ceiling was being held up by masking tape, is sufficient notice for 
            the owner to investigate and make necessary repairs.

            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, denied, and 
            that the Administrator's order be, and the same hereby is, affirmed.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


TenantNet Home | TenantNet Forum | New York Tenant Information
DHCR Information | DHCR Decisions | Housing Court Decisions | New York Rent Laws
Disclaimer | Privacy Policy | Contact Us

Subscribe to our Mailing List!
Your Email      Full Name