DOCKET NUMBER:  AK-120349-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.:  AK-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  owner  filed  a  petition  for
     administrative review 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  reduced  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  of  the  above
     premises because the following conditions were found: 
          
          (1)  illegal living in cellar;

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

     Said order also stated inter 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 to the petitioner-owner a  Notice  of
     Commencement of Vacate Proceedings.  This Notice informed the  owner  that
     pursuant to Sections 2202.22 and 2202.17 of the New  York  City  Rent  and
     Eviction Regulations, DHCR proposes to establish the maximum rent for this 
     unit at $1.00 per month.  This Notice further warned the owner that 









     DOCKET NUMBER:  AK-120349-RO

     failure to respond to this Notice within 20 days will result in  the  rent
     reduction.

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

          In the order appealed herein, the Administrator basing itself on  the
     Vacate Order cited above 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 is not aware 
     of 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  danger  to  life,
     health or safety of the occupants and is unfit for human  habitation,  the
     rent  may  be  decreased  for  the  dwelling  in  such   amount   as   the
     administrator deems to be necessary.

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

          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  New  York  City
     Rend and Eviction Regulations, 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 the same hereby, is affirmed.

          ISSUED:





      
                                                  ELLIOT SANDER
                                                  Deputy Commissioner



    

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