GH120185RT, GH120084RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEALS OF                                   DOCKET NOS.:
                    John J. Fee,
                    Janet Woelk,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On July 30, 1992 and August 10, 1992, the above-named petitioner- 
          tenants filed petitions for administrative review (PAR) of an order 
          issued on July 30, 1992, by the Rent Administrator, concerning the 
          housing accommodations known as 43-09 47th Avenue, Sunnyside, N.Y., 
          various apartments, wherein the Administrator determined that a 
          reduction in rent was not warranted based upon a reduction in 

          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 administrative appeals.

          The issue herein is whether the Rent Administrator properly denied 
          the tenants' application for a reduction in rent.

          On September 20, 1991, the tenants filed a building-wide complaint 
          alleging that the owner failed to maintain services.

          The owner filed an answer to the complaint, on October 22, 1991, 
          alleging that all building services are being maintained at all 

          A DHCR inspection conducted on March 13, 1992, revealed that the 
          owner was, in fact, maintaining all services.

          More specifically, the inspector found that the following services 
          were being maintained:

          GH120185RT, GH120084RT

          Lighting in main entry             Janitor service vestibule
          Paint/plaster lobby                Janitor service building-wide
          Elevator service                   Elevator mirror
          Elevator doors                     Rear and side entry doors
          Vermin control public area         Door lock roof
          Signs - superintendent             Door lock vestibule
          Wiring hall                        Lighting 2,3,5,6, floors
          Lighting vestibule hall

          On appeal, the petitioner-tenant of Apartment 6-O asserted, in 
          pertinent part, that the janitor and superintendent's services 
          being offered were minimal and that entrance doors throughout the 
          building were being left open.  The petitioner-tenant of Apartment 
          3-R essentially repeated the allegations above but further asserted 
          that vermin control was non-existent.

          The petition under Docket No. GH120185RT was served on the owner on 
          September 14, 1992 and on September 21, 1992, the owner filed an 
          answer to the petition stating that the Rent Administrator's order 
          of July 30, 1992, supports its contention that all services are 
          being maintained at all times.

          The petition under Docket No. GH120084RT was served on the owner, 
          on August 26, 1992, and on September 11, 1992, the owner filed an 
          answer to this petition essentially reiterating the allegations 
          noted above.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeals 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          Section 2202.16 of the Rent and Eviction Regulations provides that 
          an owner's failure to maintain services may result in an order of 
          decrease in maximum rent, in an amount determined by the discretion 
          of the Rent Administrator.

          The record clearly shows that the Rent administrator in denying the 
          tenants' application for a rent reduction, based his findings on 
          the results of an inspection, held by the DHCR on March 13, 1992, 
          which revealed that the owner was providing all required services 

          GH120185RT, GH120084RT

          specified in the tenants' complaint.

          The Commissioner deems it appropriate to rely on the results of the 
          Division's inspection and finds that the petitioners failed to 
          adduce convincing evidence that the inspector's findings were 
          erroneous in any way.

          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted on March 13, 1992, and that the 
          Rent Administrator properly denied the tenants' application to 
          reduce the rent upon determining that the owner was maintaining 

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York and the Rent Stabilization Law 
          and Code, it is

          ORDERED, that these petitions be, and the same hereby are, denied, 
          and the Administrator's order be, and the same hereby is, affirmed.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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