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.: GA220030RO      
                               
          Park Place Associates,                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.: FC220844S            
                        
                                PETITIONER       PREMISES: 97 Brooklyn Ave.
                                                           Apt.4E
                                                           Brooklyn, NY      
          -----------------------------------X                           
            
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 10, 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 this administrative appeal.

          The tenant commenced this proceeding on March 18, 1991 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner stated in substance that the complaint was 
          initially  difficult to read; that "after several attempts, access 
          was gained for inspection on June 10, 1991."; and that upon being 
          asked whether repairs should be performed, the tenant advised he 
          cannot give a date at this time.

          On June 25, 1991, the tenant replied that the defective conditions 
          continued to exist.

          Thereafter, an on-site inspection of the subject apartment was 
          conducted on November 20, 1991 by a DHCR staff member who confirmed 
          that the living room walls had crumbling plaster around the wall 
          outlet; the living room walls had cracks; the living room walls and 
          ceiling had mildew and water stains; there was no door chain on the 
          apartment entrance door; and there were roach and mice droppings in 
          the kitchen.


                                          1












          GA220030RO

          By an order dated on December 10, 1991, the Administrator directed 
          the restoration of services and reduced the rent as follows:
               
              Living room walls -            $5.00
              Living room leaks and stains - $5.00
              Apartment vermin control-      $6.00

          In the petition for administrative review, the owner contends that 
          repairs were completed on June 25, 1991; and that the building has 
          a monthly exterminating service. Attached to the petition were 
          copies of a tenant-signed work completion form and a receipt of a 
          paid exterminating bill.

          On March 3, 1992, 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.

          In the instant case, the owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on the November 20, 1991 on-site inspection, confirming the 
          existence of defective conditions for which a rent reduction is 
          warranted.

          The copies of a tenant-signed work completion form and a receipt of 
          a paid exterminating bill were submitted for the first time on 
          appeal and are beyond the scope of administrative review, which is 
          limited to the issues and evidence before the Administrator. The 
          Commissioner notes that these rent restoration applications were 
          denied: GA220186OR on July 7, 1992 and GJ220142OR on April 9, 1993.

          Accordingly, the Administrator's determination was in all respect 
          proper and is hereby sustained.

          THEREFORE, in accordance with the Rent and Eviction Regulations, 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.


          ISSUED:

                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner

                                           
                                          3
    

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