GH130257RO
                                  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.: GF130013RO;
                                                GH130257RO; GF130014RO  
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: FJ130063B
                                                            FJ130065B        
                    Corona Apts.
                                                
                                                                             
               
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN 
          PART                     
               
               The above-named owner filed timely petitions for 
          administrative review of orders issued on May 11, 1992 concerning 
          the housing accommodations known as 100-12 37th Street and 100-18 
          37th Street, Queens, New York, wherein the Administrator, upon 
          investigation of the tenants' complaints, determined that the 
          conditions found constituted building-wide service reductions.

               The Commissioner has reviewed all the evidence in the records 
          and has carefully considered the portions of the records relevant 
          to the issues raised by the petitions.

               The tenants commenced the proceedings by filing complaints 
          asserting that the owner had failed to maintain certain services in 
          the subject premises.

               In an answer, the owner denied the allegations set forth in 
          the complaints or otherwise asserted that all required repairs had 
          been completed, in that the replacement of the roofs had eliminated 
          further leaks and other related problems at these locations.

               Thereafter, inspections of the subject premises conducted by 
          a DHCR inspector confirmed the existence of defective conditions.  
          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the rent controlled rents.















          GH130257RO

               In the petitions for administrative review, the owner urges 
          that the orders be reversed in their entirety on the grounds that, 
          at the time of the complaints, and subsequent to the inspection, 
          roof repairs were being undertaken in the entire complex, and that 
          their completion, complex-wide, occurred shortly thereafter.  The 
          tenants were served their copies of the owner's petitions.

               The record below reveals that the January 1992 inspection 
          occurred some ten (10) months after the tenants filed their 
          complaints, and approximately two (2) months after the owner's 
          November 1991 answer, setting forth that roof repairs to the 
          subject premises had been completed.

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

               Pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations, DHCR is required to order rent reductions where it is 
          found that the owner failed to provide for the maintenance and 
          repair of essential services.  The owner's submissions below failed 
          to indicate that ceiling repairs and painting and plastering were 
          completed in the interim between the owner's November 1991 answers 
          and the date of the January 1991 inspections, or to explain why 
          they were not completed. 

               The owner's submission, for the first time on appeal, of the 
          contractor's work orders/invoices, showing painting and plastering 
          repairs completed in February 1992, cannot be considered.  As they 
          were not submitted to the Administrator for his consideration, they 
          are beyond the scope of administrative review, which is limited to 
          issues and evidence before the Administrator.

               The tenants' statement dated May 18, 1992, subsequent to the 
          date of the orders, to the effect that the owner had performed the 
          necessary painting and plastering to the public areas in February 
          1992, cannot be considered for similar reasons.  The tenants' 
          request therein to withdraw the complaints also could not be 
          considered, since the orders, when issued, were proper based on the 
          record presented, and must therefore be followed.

               The Commissioner concurs, however, that the orders should be  
          modified.  The allocation of rent reductions to paint and plaster 
          defects on a per location basis, and additional rent reductions 
          with respect to defects to the premises in their entirety, 
          constitutes duplicative rent reductions. 

               The copy of the owner's petition for administrative review, 
          inadvertently assigned PAR Docket No. GH130257RO, is duplicative of 
          the owner's petition under PAR Docket No. GF130013RO.

               Rent arrears may be due the owner from the tenants as a result 
          of this order.  Any arrears shall be paid in monthly installments 






          GH130257RO

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

               THEREFORE, in accordance with the City Rent and Eviction 
          Regulation and the Emergency Tenant Protection Act of 1974, it is,

               ORDERED, that the petitions be, and the same hereby are, 
          granted, in part.  The Rent Administrator's orders are amended to 
          revoke rent reductions, allocated to defects on a per location 
          basis, totalling $15.00 per month, as duplicative.  The rent 
          reductions based on defective paint and plaster allocated to the 
          premises in their entirety in the amount of $20.00 per month, 
          hereby are affirmed.  It is further 

               ORDERED, that the owner's petition per PAR Docket No. 
          GH130257RO be, and the same hereby is, dismissed as duplicative.


          ISSUED:                                    






                                                  ___________________        
                                                  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