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

          APPEAL OF                                  DOCKET NO.: BF110054RO
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: AJ110170S


          On June 3, 1987, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on May 13, 1987 by the 
          Rent Administrator, concerning the housing accommodation known as 
          155-01 90th Avenue, Apt. #2B, Jamaica, New York, wherein the 
          Administrator determined that the owner was not maintaining 
          required services, directed restoration of such services, and 
          ordered a rent reduction.

          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.

          The record reveals that the tenant filed a complaint on October 16, 
          1986 in which she alleged that the new replacement windows 
          throughout the apartment are defective, that there were also 
          screens and venetian blinds that were not replaced, there is mice 
          and rodent infestation, and that the bathroom ceiling is cracked 
          and chipped.

          In an answer to the complaint dated November 14, 1986, the owner 
          stated that work was scheduled to be done in the tenant's apartment 
          on November 13 and 14 but the tenant did not provide access and 
          that new appointments have been rescheduled for November 19 and 20.  
          The owner also stated that regular exterminating service is 
          provided pursuant to a contract with Circle Exterminating.

          A physical inspection by DHCR was scheduled for February 17, 1987.  
          The inspector reported that new windows had been installed but none 


          have screens, that there are blinds provided by the tenant, that  
          exterminating service is being provided but there are signs of 
          infestation, and that the bathroom ceiling had been repaired.

          Based on this inspection, the Rent Administrator issued the order 
          appealed herein citing the absence of screens and infestation of 
          rodents and vermin as the basis for the rent reduction.

          In the petition for administrative review, the owner asserts that 
          screens were never provided, that the tenant does not permit access 
          for the purpose of making repairs, and that a rent reduction has 
          already been granted to the tenant for the same conditions.

          The petition was served on the tenant on October 15, 1987.  The 
          tenant responded and denied that she has refused access.

          After careful consideration, the Commissioner is of the opinion 
          that the owner's petition should be denied.

          Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction upon application by a tenant where it is 
          found that the owner has failed to maintain required services.  
          Section 2520.6 (r) defines required services as those services 
          provided on the applicable base date and thereafter, including 
          repairs, decorating and maintenance, the furnishing of light, heat, 
          hot and cold water, elevator services, janitorial services and 
          removal of refuse.

          The physical inspection in the instance case confirmed the tenant's 
          allegations regarding the absence of screens and the infestation of 
          mice and roaches and for these conditions a rent reduction is 

          The owner's unsupported allegation that screens are not a required 
          service is raised for the first time in the petition and, pursuant 
          to Section 2529.6, is beyond the scope of review of this 
          administrative review proceeding.

          Moreover, the existence of another rent reduction order for 
          infestation does not require modification or revocation of the 
          instant order.  Effective exterminating services must be provided 
          on an ongoing basis and a determination regarding this service at 
          one point in time does not preclude a subsequent determination on 
          the same issue at a later date.

          The Division's records reveal that the owner's rent restoration 
          application (Docket No. BF110003OR) was granted in April 7, 1988.

          The automatic stay of the retroactive portion of the rent abatement 
          that resulted by the filing of this petition is vacated upon 
          issuance of this order and opinion.


          THEREFORE, in accordance with 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 affirmed.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner



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