BH410301RT                                 
                                  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.:              
BH410301RT
                   HANS R. REINISCH,   
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     LS000510B 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named tenant filed a timely petition for administrative 
          review (PAR) of an order issued concerning the housing accommoda- 
          tion known as 155 West 68th Street, Apartment 2028, New York, 
          New York.

          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 petition.             

          The tenant commenced the proceeding below by filing a complaint  
          asserting that the owner had illegally demolished an enclosed 
          garbage storage area and converted it to a store, with the result 
          that garbage is now stored in basement hallways, attracting vermin 
          and rodents.

          In an answer, the owner asserted in pertinent part, that the former 
          garbage storage area was in an independently owned commercial unit, 
          that garbage is now deposited in a locked "air conditioned" room in 
          the B-3 level of the building's garage, and that there has been no 
          change in the manner in which residential tenants dispose of their 
          garbage by depositing it in compactor chutes.

          Thereafter an inspection of the subject building was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          reported that there was no evidence of garbage accumulation in any 
          hallway and no evidence of infestation.           

          The Rent Administrator denied the tenant's application based upon 
          the physical inspection.













          BH410301RT                                 



          In his petition the tenant contends in pertinent part, that the 
          commercial unit owner had no right to use the garbage storage area 
          which was an amenity provided to residential tenants, that the 
          sanitation trucks used to back into this area to pick up the 
          garbage, but that now the plastic garbage bags are placed on the 
          sidewalk on pick-up days, becoming an obstacle to pedestrians and 
          an attraction to street people and rodents.

          The DHCR served a copy of the petition on the owner on December 2, 
          1987. 

          The owner interposed an answer which stated that the tenant's 
          petition neither raises any errors of fact or application of 
          regulations nor any reasons for modifying or revoking the Adminis- 
          trator's order.

          After careful consideration, the Commissioner is of the opinion 
          that the administrative appeal should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order the rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services.  The tenant's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was maintaining required services based 
          on the physical inspection which found that there was no accumula- 
          tion of garbage in public areas or infestation of vermin or 
          rodents.  The relocation of a garbage storage area that does not 
          alter the manner in which tenants dispose of their garbage does not 
          constitute a reduction in services.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

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


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     






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