GD 210180 RO
                                  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.:  GD 210180 RO
                                                  
          HELEN KOSLOWSKI                         RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FI 210427 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On April 20, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 18, 1992. The order concerned housing 
          accommodations known as Apt B9 located at 2402 63rd Street, 
          Brooklyn, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on June 20, 1991 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          the following services deficiencies were alleged:

                    1.   Kitchen bottom wall broken,

                    2.   Toilet does not flush properly,

                    3.   Shower does not work properly; water temperature 
                         fluctuates,

                    4.   Bathroom tiles broken,

                    5.   Defective windows throughout apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on October 
          15, 1991 and stated that repairs were made to the flushometer and 
          tiles in September, 1991.  The owner also stated that the shower 
          faucet was working properly, that the kitchen ceilings and walls 
          are brand new, that the tenant had refused to pay a rent increase 
          for the installation of new thermal break windows, and that the 












          GD 210180 RO

          tenant had refused to allow the owner further access to the 
          apartment.  
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March 2, 1992 and 
          revealed the following:

                    1.   Shower head in shower stall inoperative,

                    2.   Bathroom wall tiles require grout,

                    3.   Kitchen, main and second bedroom windows
                         require putty, rattle and contain defective locks. 

          The following services were found to have been maintained:

                    1.   Kitchen wall,

                    2.   Toilet flushes properly.

               The Administrator issued the order here under review on March 
          18, 1992 and ordered a rent reduction of an amount equal to the 
          most recent guideline adjustment based on the report of the 
          inspector.  
               On appeal the owner states that the shower and windows have 
          been repaired.  The tenant filed a response on June 25, 1992 and 
          stated that repairs had been completed by May 31, 1992 and not in 
          April.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The relevant inquiry in deciding this administrative appeal is 
          whether the Administrator was correct in issuing the order here 
          under review based on the evidence in the record at the time of 
          issuance.  The Commissioner finds that the Administrator was 
          correct.  Repairs by the owner that were made subsequent to the 
          issuance of the Administrator's order have no relevance to the 
          inquiry described above.  

               Pursuant to 9 NYCRR 2523.4 a rent stabilized tenant may apply 
          to the DHCR for a rent reduction and the Division is required to 
          order a rent reduction based upon a finding that the owner has 
          failed to maintain required services.  Repairs and maintenance fall 
          within the definition of required services pursuant to 9 NYCRR 
          2520.6(r).  The Commissioner finds that the Administrator based 
          this determination on the entire record including the results of 
          the on-site physical inspection conducted on March 2, 1992.  The 
          order here under review is affirmed.  However, based on the 
          tenant's concession tht all repairs were completed by May 31, 1992, 
          the Commissioner is of the opinion that the rent should be restored 
          as of June 1, 1992.






          GD 210180 RO


               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed but the rent is restored effective June 1, 
          1992.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
                                   






    

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