GA 110255-RO

                                    STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:                  
          GA 110255-RO; 
                    FRANK GABRIELLI,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     FF 110063-OR


          On January 28, 1992, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on January 2, 
          1992, by the Rent Administrator, concerning the housing accommoda- 
          tion known as Apt. 3-G, 175-51 Dalny Road, Jamaica, New York, 
          wherein the Administrator denied the owner's rent restoration  
          application based on a finding that not all services had been 

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          The owner commenced this proceeding on May 16, 1991 by filing an 
          application to restore rent that had been reduced in an order 
          issued on June 6, 1990 in Docket EA 110342-S.  In the application, 
          the owner stated that the screens are the tenant's responsibility, 
          that the apartment entrance door was replaced, and that the lino- 
          leum was installed by the tenant over the owner's floor.

          In answer to the application, the tenant stated that the owner did 
          not repair the sliding windows or the linoleum.

          A physical inspection on December 9, 1991 revealed that two sliding 
          windows in the living room were defective in that the glass panes 
          have stains or air bubbles, the screens and apartment entrance door 
          were repaired, and the linoleum was ripped, scratched, and had 

          GA 110255-RO

          Based on the inspection report, the owner's application was denied.

          In the petition for administrative review, the owner asserts that 
          there is nothing wrong with the living room windows and that the 
          linoleum floor was installed by the tenant without the owner's 

          In answer to the petition, the tenant contends that the windows, 
          linoleum and apartment entrance door still require repairs.

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petition should be granted and 
          the rent should be restored.

          The rent reduction order referred to defective screens in the 
          living room.  The windows were not found to be defective and the 
          owner was not required to repair the windows in order to have the 
          rent restored.  Accordingly, it was error for the inspector to 
          report on the condition of the windows and for the Rent Adminis- 
          trator to deny the owner's application for this condition.

          As for the linoleum, it is noted that in the Commissioner's order 
          and opinion denying the owner's petition for review of the rent 
          reduction order (EG 110111-RO), the defective linoleum was deleted 
          as a basis for the rent reduction.  The owner need not repair 
          flooring installed by the tenant.

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

          ORDERED, that this petition be, and the same hereby is, granted, 
          and that the owner's rent restoration be, and the same hereby is 
          granted, and the rent is restored effective July 1, 1991, the month 
          following service of the application on the tenant.


                                                JOSEPH A. D'AGOSTA
                                                Acting 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