STATE OF NEW YORK
DIVISION OF HOUSING AND COMMUNITY RENEWAL
OFFICE OF RENT ADMINISTRATION
92-31 UNION HALL STREET
JAMAICA, NEW YORK 11433
IN THE MATTER OF THE ADMINISTRATIVE ADMINISTRATIVE REVIEW
APPEAL OF DOCKET NO.: EL630026RO
PARKCHESTER MANAGEMENT CORP. RENT
ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
On December 6, 1990 the above named petitioner-owner filed a
Petition for Administrative Review against an order of the Rent
Administrator issued November 29, 1990. The order concerned various
housing accommodations located at 1670 Metropolitan Avenue, Bronx,
N.Y. The Administrator granted the owner's rent restoration
application in part with regard to rent controlled tenants and
denied the application with regard to rent stabilized tenants.
The Commissioner has reviewed the record and carefully
considered that portion relevant to the issues raised by this
The owner commenced this proceeding on June 20, 1989 by filing
an Application for Rent Restoration wherein it alleged that it had
restored services for which a rent reduction order bearing Docket
No. BH610088B had been issued. The Commissioner notes that the
rent was reduced based on findings of defective vents, roach
infestation, basement requiring cleaning and basement walls
containing graffiti. The Commissioner also notes that the issue of
the defective vents has been deleted by the Administrator and is no
longer an active issue in this proceeding.
The tenants were served with copies of the application and
afforded an opportunity to respond. The Administrator ordered a
physical inspection of the subject building. The inspection was
conducted on May 23, 1990. The building was reinspected on October
26, 1990. The inspector reported that there was evidence of
graffiti on the basement walls. All other services were found to
have been maintained.
The Administrator issued the order here under review on
November 20, 1990. Rent restoration of $5.00 per month was ordered
for rent controlled tenants. The owner was given leave to refile
for the remaining $2.00 per month when services were fully
restored. The application was denied with regard to rent
On appeal the owner, as represented by counsel, states that
the service reported as not being maintained is one requiring
normal maintenance, is promptly attended to and is of a recurring
nature. The owner further states that the work has been completed
but simply recurs and is done again and that the conditions cited
in the rent reduction and rent restoration orders are at different
physical locations. The petition was served on the tenants on
January 22, 1991.
After careful review of the evidence in the record, the
Commissioner is of the opinion that the petition should be denied.
The Commissioner notes that although the owner has
characterized the cited condition as normal maintenance and
something which is "promptly attended to" but recurs, the record
reveals that "normal maintenance" did not, in this case, include
prompt attention to the cited condition between the dates of the
inspections, which were several months apart. In the opinion of
the Commissioner, an item of normal maintenance would have been
corrected within this time span and, if corrected properly, would
not have reappeared. The Commissioner further notes that the
original rent reduction order and the corresponding inspection
reports in the restoration proceedings cite the same defective
condition at the identical location.
The Commissioner notes that while the owner questions the
findings of fact, the record clearly reflects those findings by
virtue of the DHCR inspections described above. Accordingly, the
Commissioner finds that the Administrator properly determined that
the owner had failed to restore all services based on the evidence
of record, including the results of the on-site physical
inspections of the subject premises. The Administrator correctly
denied the rent restoration application.
The Commissioner notes that the rent reduction proceeding has
been remanded to the Administrator for further processing wherein
the issue of whether a rent reduction was warranted is being
reexamined. If the orders are revoked pursuant to the remand, the
rents will be restored as of the original effective date of the
reduction. If the orders are affirmed without modification, the
owner's rights to restoration of the rents based on applications
previously or subsequently filed or pending will not be affected.
If the orders are amended, the owner may have to file new
applications to restore based on the restoration of services cited
in the modified rent reduction orders.
The Commissioner notes that the owner's reapplication for rent
restoration, which was assigned Docket No. FB630171OR, has been
granted by the Administrator.
THEREFORE, pursuant to the Rent Stabilization Law and Code and
Rent and Eviction Regulations 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.
JOSEPH A. D'AGOSTA