ARL 08797-Q
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: ARL 08797-Q
               Michael J. Diloreto,            DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: QS 002206-S


          On March 14,  1986  the  above  named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          February 11, 1986 by  the  Rent  Administrator,  164-19  Hillside
          Avenue, Jamaica, New York concerning housing accommodations known 
          as 152-72 Melbourne Avenue, Flushing, New York, Apartment 1G.

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

          This proceeding was commenced by the tenant filing a complaint of 
          a decrease in services alleging, among  other  things,  that  the
          living room ceiling was cracked, the dining room closet door  was
          broken, the dining room fixture did not work and the toilet  seat
          was broken.

          On April 18, 1985, a physical inspection of the subject  premises
          was conducted by a DHCR staff member who reported that the living 
          room ceiling was cracked, the dining room closet door was broken, 
          the dining room fixture was working and the toilet seat had  been

          The owner was subsequently advised of the results of the physical 
          inpsection and directed to submit  a  reply.   In  response,  the
          owner asserted that a new  fixture  had  been  installed  in  the
          dining room, a painter had been called to replaster and paint the 
          living room ceiling, the closet doors had been repaired and a new 
          toilet seat had been installed.  The owner submitted a copy of  a
          work order  signed  by  the  tenant  which  indicated  that  work
          performed on the fixture,  toilet  seat  and  closet  doors  (new
          hinges and bolts) was completed on June 11, 1985.

          In reply, the tenant asserted that the living  room  ceiling  had
          not been replastered or painted.

          On October 8, 1985 a physical inspection of the subject  premises
          was conducted by a  DHCR  staff  member  who  reported  that  the
          ceiling had not been repaired, the closet doors  had  no  handles
          and the toilet seat had been replaced.

          In the herein appealed order, the  Rent  Admiistrator  determined

          ARL 08797-Q
          that the owner was not maintaining services and reduced the  rent
          to the level in effect prior to the last guideline increase which 
          commenced before May 1, 1985, the effective date of the order.

          In this petition, the owner contends, in substance, that  he  has
          restored services.

          In response, the tenant asserts, among  other  things,  that  the
          owner did not attempt to plaster the ceiling until 1986.

          The Commissioner is of the opinion that this petition  should  be

          Section 9 NYCRR 2525.2 of the Rent Stabilization Code requires an 
          owner to maintain services, defined in Section 2520.6 to  include
          repairs and maintenance.  Section 2523.4  of  the  Code  provides
          that a tenant may apply to the Division for a reduction  of  rent
          and the Division shall so reduce the rent based on a findig  that
          the owner has failed to maintain  services.

          In this case, the evidence of record, which includes the physical 
          inspection  report,  reveals  that  owner  was  not   maintaining
          services.  Based thereon, the Rent Administrator properly reduced 
          the rent.

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

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

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the Rent Administrator's order be, and the  same  hereby  is,


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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