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.:  AD-120349-RO
                                         :  
          RAMON C. TOCA,                    DRO DOCKET NO.:  ZAD-110006-AV

                           PETITIONER    : 
     ------------------------------------X                             
                                         

     ORDER AND DETERMINATION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On November 19, 1986, the above-named petitioner filed a Petition for 
     Administrative Review (Petition) against an order issued  on  October  20,
     1986, by the District Rent Administrator at Gertz Plaza, 92-31 Union  Hall
     St, Jamaica, NY, concerning the cellar apartment at  108-37  48th  Avenue,
     Corona, NY 11368.

          The  Administrative  Appeal  is  being  determined  pursuant  to  the
     provisions of Sections 2202.22 and 2202.17 of the New York City  Rent  and
     Eviction Regulations.

          The issue herein is whether the Administrator properly  determine  to
     reduce the rent due to failure to maintain services.

          The Commissioner has reviewed all of the evidence in the  record  and
     has carefully considered that portion of the record relevant to the issues 
     raised by the administrative appeal.

          On April 29, 1986, a Vacate Order was issued  by  the  Department  of
     Housing Preservation and Development against  the  owner's  of  the  above
     because the following condition were found: 
          
          (1)  illegal living in cellar

          (2)  unfit for human habitation; and
          
          (3)  no second means of 

     Said order also stated ijiter alia that effective May 2, 1986,  the  owner
     must correct these conditions and the tenant must vacate this dwelling.
      
          On August 11, 1986, DHCR mailed a Notice of  Commencement  of  Vacate
     Proceedings to the petitioner-owner that pursuant to Sections 2202.22  and
     2202.22 and 2202.17 of the New York City Rent  and  Eviction  Regulations,
     DHCR prepares to establish the maximum rent for this  unit  at  $1.00  per
     month.  This Notice further warned the owner() that failure to respond  to
     this Notice within 20 days will result in rent reduction.








          Although duly notified to do so, the petitioner-owner  failed  to  do
     so.

          In  the  order  appealed  herein,  the  Administrator  busing  itself
     determined that the maximum rent as of May 2, 1986 is $1.00 per month.

          In this petition, the owner alleged in substance that  he  not  aware
     if any complainant tenant in the cellar apartment  because  the  lease  in
     that apartment expired on September 30, 1986.

          The Commissioner is of the  opinion  that  this  petition  should  be
     denied.

          Sections 2202.17 and 2202.22 of the New York City Rent  and  Eviction
     Regulations provide that where a Dwelling constitutes a dangers  to  life,
     health or safety of the occupants and is unfit for human  habitation,  the
     rent may be decrease for this dwelling in such amount as the administrator 
     deems to be necessary.

          Despite the owners's assertive that record shows that  this  dwelling
     was found to be an illegal cellar dwelling for human  habitation,  without
     a second eggress; and that a Vacate Order was issued on  April  29,  1986.
     Although duly notified to do so, the petitioner-owner failed to respond to 
     DHCR's request to remedy the situation before May 2, 1986  effective  date
     of vacate Orders.

          Accordingly,  the  Administrator  properly  determined  pursuant   to
     Sections 2202.22 and 2202.17 cited above that  as  of  May  2,  1896,  the
     maximum rent should be $1.00 per month.

          THEREFORE,  in  accordance  with   the   provisions   of   the   Rent
     Stabilization  Law and Code, it is 

          ORDERED, that this Petition for Administrative  Review  be,  and  the
     same hereby is, denied, and that the order of the Rent  Administrator  be,
     and same hereby, is affirmed.

          ISSUED:





      
                                                  ELLIOT SANDER
                                                  Deputy Commissioner



    

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