TENANTS OF 500 23RD v. RENTAL HOUSING

• Court: D.C. Court of Appeals
• Writing for the Court: BELSON, TERRY, and FARRELL, Associate
• Citation: TENANTS OF 500 23RD v. RENTAL HOUSING, 585 A.2d 1330 (D.C. 1991)
• Decision Date: 22 January 1991
• Docket Number: No. 89-1429.,89-1429.
• Parties: TENANTS OF 500 23RD STREET, N.W., et al., Petitioners, v. DISTRICT OF COLUMBIA RENTAL HOUSING COMMISSION, Respondent. Columbia Plaza Limited Partnership, Intervenor.

585 A.2d 1330

TENANTS OF 500 23RD STREET, N.W., et al., Petitioners, v. DISTRICT OF COLUMBIA RENTAL HOUSING COMMISSION, Respondent Columbia Plaza Limited Partnership, Intervenor.

No. 89-1429.

District of Columbia Court of Appeals.

Argued November 15, 1990.

Decided January 22, 1991.

James P. McGranery, Washington, D.C., for petitioners.

Vincent Mark J. Policy, Washington, D.C., for intervenor.

Herbert O. Reid, Sr., Corp. Counsel at the time the statement was filed, and Charles L. Reischel, Washington, D.C., Deputy Corp. Counsel, filed a statement in lieu of brief, for respondent.

Before BELSON, TERRY, and FARRELL, Associate Judges.

FARRELL, Associate Judge:

This petition for review levels eight claims of error at a decision of the Rental Housing Commission granting capital improvement petitions for rent ceiling increases in three buildings that form part of a complex known as Columbia Plaza in Northwest Washington, D.C. Only a few of the points raised by petitioners merit discussion, and we affirm the Commission's order in all respects.

I.

The work underlying the capital improvement petitions consisted of replacing the "roof assemblies" on the three buildings at a total cost of $348,254.00. Intervenor (the "housing provider") began work on the roof replacements a few days after filing the petitions. After a hearing, the Rent Administrator dismissed the petitions, construing D.C.Code § 45-2520(i) (1990) as requiring that when capital improvements are begun as "immediately necessary" under § 45-2520(g), as was the case here, the petition may only be filed within the 10-day period after installation of the improvements is completed, not before.¹ On appeal by the housing provider, the Commission rejected this reading of the statute and remanded for a decision by the Rent Administrator on the merits of the petitions. A hearing examiner then heard evidence on the principal question of whether the roof replacements were "immediately necessary," and hence could be undertaken without prior approval of the rent adjustment. See note 1, supra. The examiner concluded that the roof replacements were not immediately necessary and again dismissed the petitions. The housing provider appealed, and on November 9, 1989, the Commission again reversed the Rent Administrator's decision, concluding as a matter of law that the housing provider had satisfied the immediate necessity requirement of § 45-2520(g).

II.

Petitioners' primary argument before us is that the Commission exceeded its scope of review by conducting a de novo review of the evidence adduced on the issue of immediate necessity, contrary to D.C. Code § 45-2526(h) (Commission may reverse administrator's decision if "unsupported by substantial evidence on the record"). We disagree, for it is apparent that the Commission accepted the facts as found by the hearing examiner, or that were undisputed, but determined that the examiner's application of the law to those facts was erroneous as a matter of law.

The Commission relied upon its decision in Magizine v. Tenants of the Berkshire Apartments, CI 20,200 (RHC Sept. 27, 1988), which had interpreted the language "immediately necessary" in § 45-252(g) in the following manner:

We are inclined to give the benefit of the doubt to the housing provider who moves to correct an obvious health hazard, and we would deny the related rent increase only where the pre-approval work bore no reasonable relationship to a serious health hazard. To invoke the exception of § 210(g) D.C.Code § 45-2520(g) , only the potential for serious harm need be immediate and one may act prudently before the harm itself is realized. Emphasis added.

Petitioners do not question this interpretation of the statutory phrase, and we would defer to it in any event as a reasonable construction of the statute the agency is charged with administering. Winchester Van Buren Tenants Ass'n v. District of Columbia Rental Hous. Comm'n, 550 A.2d 51, 55 (D.C.1988) (Commission's interpretation of statute must be sustained unless plainly wrong or inconsistent with legislative purpose). Moreover, we think that the ultimate judgment of whether improvements are "immediately necessary" under § 45-2520(g) is at best a mixed one of law and fact, as to which the Commission must make its own determination while deferring to the subsidiary findings of the examiner. See D.C.Code § 45-2526(h) (Commission may reverse decision of administrator "not in accordance with the provisions of this chapter"); see also McCulloch v. District of Columbia Rental Hous. Comm'n, 584 A.2d 1244, 1249-1250 (D.C.1991) (Commission properly made own determination that facts adduced before hearing examiner were sufficient, as a matter of law, to establish that violations of housing code were "substantial" within statutory meaning). Cf. Davis v. United States, 564 A.2d 31 (D.C.1989) (en banc).

We find no basis in this record for disturbing the Commission's judgment that the roof improvements bore a "reasonable relationship to a serious health hazard." Essentially uncontradicted testimony by the president of an engineering firm consulted by the housing provider established, in the Commission's words,

that there was extensive deterioration of the existing roof membranes, that there was clear moisture penetration through the roofs into apartments and that the roofs had performed as long as they were going to reliably perform. In fact, he testified that when the roofs were removed there was some structural damage visible. He testified that the life of a roof is somewhere near 20 years. Of the original five buildings, two had already had new roofs put on and the roofs of the remaining three buildings which are the subject of this case were 25 years old.

Moreover, the engineering consultant

testified to the urgency of getting the main portion of the roof membranes and the flashing changed in order to put the roofs in a basic watertight condition before the cold winter weather set in. Had these corrections not been made, the repeated freezing and melting of water during the winter would have caused trapped moisture to expand, tear the roof covering and cause more leakage and damage. He also stressed the difficulty of performing roof repairs in cold weather.

Petitioners contend that the Commission failed to give adequate weight to the hearing examiner's finding that, because of repairs previously made, "there was a dramatic reduction in the need for roof repairs after April 19, 1987," five months before the capital improvement petitions were filed. The Commission, however, reasonably concluded that the examiner had placed too much reliance on the decline in the number of repair tickets reflecting work performed, when there was uncontradicted testimony of continuing leaks and water damage, including collapsed ceilings, throughout six floors of a tier in one building as late as August 1987, one month before the filing.²

The hearing examiner also found that the housing provider had known the roofs needed replacing ever since receiving a September 1986 engineering report, but had delayed in letting contracts for the repairs until the summer of 1987, thus itself causing any "immediate necessity" that now existed. But, as the Commission pointed out, the fact that the provider has not "moved as expeditiously as a hypothetical prudent man would do in similar circumstances" cannot bar recourse to § 45-2520(g) "if the objective facts are that the correction is immediately necessary to protect the health and safety of the tenants." The Commission's judgment that by the fall of 1987 "the potential for damage to all apartments was real" unless the improvements began immediately is well supported in the record, and must be sustained.

III.

Petitioners also contend that the Commission erred in "waiving" several requirements imposed by the statute as a condition of obtaining approval of capital improvement petitions. First, they point to the housing provider's failure to prove compliance with the inspection requirement of D.C.Code § 45-2518. That statute prohibits an increase above the base rent unless the housing accommodation is in substantial compliance with the housing regulations; "substantial compliance," in turn, is defined to include the requirement that a housing accommodation has been inspected by the Department of Consumer and Regulatory Affairs within the 30 days immediately before the filing of a petition for adjustment in the rent ceiling. § 45-2518(b)(2). The Commission acknowledged that in a previous decision³ it had reversed the Rent Administrator's "long standing policy of less than full enforcement" of the inspection requirement in connection with petitions for a rent ceiling adjustment. The Commission noted, however, that in the same opinion it had made this policy change prospective only and inapplicable to petitions — such as the instant ones — filed before the date of the change.

The Commission was within its authority in refusing to apply the inspection requirement to the present petitions. See generally Reichley v. District of Columbia Dep't of Employment Servs., ...