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.: AL-430316-RO
                                         :  
        ARNOLD S. WARWICK                   DRO DOCKET NO.: ZLCS-000262-B
        & COMPANY, LTD,
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     The above named petitioner timely  filed  a  Petition  for  Administrative
     Review  against  an  order  issued  on  October  17,  1986  by  the   Rent
     Administrator, 92-31 Union Hall Street, Jamaica, New York, concerning  the
     housing accommodations known as  180 Prince  Street,  Various  Apartments,
     New York, New York, wherein the  Administrator  directed  a  building-wide
     rent reduction based on a decrease in services.

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

     This proceeding was commenced on December 12, 1984 by the tenant (James R. 
     Leone) filing a complaint based on a decrease in  building-wide  services,
     alleging, among other things, the existence of malodorous garbage waste in 
     the backyard "from restaurant."

     On December 17, 1984, the Division sent the owner (DeVito and  Associates)
     a copy of the complaint, and the owner responded  by  requesting  that  an
     inspection take place at the premise.  

     On  October  4,  1985,  a  Division  staff  member  conducted  a  physical
     inspection of the premises and  reported,  in  pertinent  part,  that  the
     backyard is in need of cleaning, loose garbage on the ground  -  from  the
     restaurant.

     On October 15, 1985, the Division sent a  copy  of  the  October  4,1  985
     inspection report to the owner,  who  was  further  advised  to  make  the
     necessary repairs and/or restore services within the next 10 days  and  to
     so advise the  Division  in  affidavit  form.   The  record  discloses  no
     response to this notice by the owner.

     On September 5, 1986, the Division conducted a follow-up inspection of the 
     subject premises.  The  inspection  reported:  "backyard  is  in  need  of
     cleaning - loose garbage on the ground."

     In the order issued on October  17,  1986,  the  Administrator  ordered  a
     building-wide $5.00 per month rent reduction pursuant to Section 2202.16 







          DOCKET NUMBER: AL 430316-RO
     of the Regulations based on the inspection's findings  that  the  backyard
     has loose garbage on the ground and is in need of cleaning.

     In  the  petition,  the  owner  seeks  reversal  of  the   order,   noting
     preliminarily that it was not afforded a prior opportunity to  respond  as
     the Division had sent all prior correspondence in this proceeding  to  the
     prior owner (DeVito); that the loose garbage found  at  the  time  of  the
     inspection must be attributed to the tenants' failure to properly  dispose
     of their garbage in the disposal cans provided therefor; that one  of  the
     owner's employees tidies up around the garbage cans at least once  a  day;
     that  the  Administrator's  order  rewards  the  tenants  for  their   own
     sloppiness; and that this is an instance of a temporary condition that was 
     coincidentally existing when the inspector stopped by.

     The tenants did not submit an answer to the petition.

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

     Section 2202.16 of the Rent and Eviction Regulations provides that if  the
     owner fails to maintain services, the Administrator may order  a  decrease
     in the maximum rent in an amount which the Administrator in his discretion 
     may determine.

     Review of the  evidence  of  record  discloses  that  the  Administrator's
     determination was based on the entire record including the results of  the
     October 4, 1985 and September 5, 1985 physical inspections which disclosed 
     the  existence  of  loose  garbage  in  the  backyard.    Therefore,   the
     Commissioner finds that the Administrator correctly  determined  that  the
     owner had failed to maintain services and properly  reduced  the  tenants'
     rent.

     The assertion that the subject condition was  caused  by  the  tenants  is
     self- serving and does not relieve the owner from  his  responsibility  to
     maintain services.  Moreover, this claim is readily discredited in view of 
     the complainant's initial allegation, which was confirmed by  the  October
     4,  1985  inspection  finding,  that  the  garbage  problem  is  from  the
     restaurant, not the tenants.

     The claims that the owner's employee tidy up the area daily, and that  the
     subject findings were coincidently existing when  the  inspector  happened
     by, are similarily suspect given that two separate inspections,  conducted
     nearly one year apart, disclosed the  identical  garbage  problem  in  the
     backyard.

     This Order and Opinion is issued without prejudice to the owner's right to 
     file the appropriate application with the Division for  a  restoration  of
     rent based upon the restoration of services, if the facts so warrant.

     THEREFORE, in accordance with the Rent Eviction Regulations for  New  York
     City, it is












          DOCKET NUMBER: AL 430316-RO
     ORDERED, that this petition be, and the same hereby  is,  denied  and  the
     Administrator's order be and hereby is, affirmed.

     ISSUED:





                                                                   
                                             ELLIOT SANDER
                                           Deputy Commissioner




                                                   
    

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