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.:FC110004RO     
                                                        
          Michael Pistilli,                        RENT ADMINISTRATOR'S      
                                                   DOCKET NO.: EI110460S     
                                                  
                                                 SUBJECT PREMISES:
                                                   58-35 Granger Street
                                                      Apt. 4E
                                                   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 February 20, 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 September 17, 1990 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In an answer filed on October 30, 1990, the owner asserted in 
            substance that the apartment is  scheduled for repairs on November 
            7, 1990.

            In another answer filed on November 16, 1990, the owner submitted a 
            copy of a work order dated November 7, 1990 indicating a tenant's 
            signature on the statement that work was completed.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on January 15, 1991 by a DHCR staff member who reported 
            that the linoleum floor in the kitchen was ripped and broken, there 
            was missing linoleum covering an area 6 inches by 18 inches, and 
            that four (4) pairs of doors in the kitchen cabinets could not be 
            closed.

            By an order dated February 20, 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 on November 7, 1990 as indicated by the tenant's signed 
            acknowledgement in the work order.


            FC110004RO







            In answer, the tenant asserted that defective conditions continued 
            to exist.

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

            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 DHCR 
            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 statement allegedly signed by the 
            tenant, the necessary repairs were not done and could not possibly 
            have been done properly on November 7, 1990 if three months later, 
            the linoleum floor in the kitchen was ripped and broken, the 
            linoleum covering an area 6 inches by 18 inches was missing, and 
            four (4) pairs of doors in the kitchen cabinets could not be closed.

            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 being terminated, the 
            effective date of the rent reduction is hereby modified to March 1, 
            1991, the first of the month following issuance of the 
            Administrator's order, when the owner actually knew that the 
            complaint was still active and that DHCR's physical inspection 
            revealed the need for additional repairs.

            The Commissioner notes that the status of the owner's rent 
            restoration applications is as follows: FC110045OR denied on July 
            25, 1991; FJ110216OR denied on May 18, 1992; and GF110164OR granted 
            on September 15, 1993.

            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 shall not exceed the amount of the monthly 
            reductions revoked herein.

            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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