BJ410373RO                                  
                                    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.:              
BJ410373RO             
                    HERBERT KASHIAN,        
                      (Deceased)                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BF410109S
          ----------------------------------x


           ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW,
                                       IN PART
                                          

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on September 17, 1987, concerning 
          the housing accommodations known as 244 West 12th Street, New York, 
          New York, Apartment 2, wherein the Administrator determined that 
          certain conditions found in the subject apartment constituted 
          services decreases.  A copy of the petition was served on the 
          tenant.

          The Commissioner has reviewed all 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 this proceeding by filing a complaint as- 
          serting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner (since deceased) asserted that the 
          conditions had existed prior to his acquisition of title to the 
          property in 1979, that the list of alleged services decreases all 
          appeared on previous alllegations resulting in orders and rent 
          reductions, that the tenant had not paid rent since April 1984, and 
          that the conditions were tenant-induced.  The owner also alleged 
          that the subject premises were not subject to rent control. However 
          administrative determinations, affirmed by the Courts, have deter- 
          mined the subject accommodations to be subject to the Rent and 
          Eviction Regulations for the City of New York.

          An inspection of the subject premises conducted by a Division of 
          Housing and Community Renewal (DHCR) inspector confirmed a number 
          of defective conditions.












          BJ410373RO                                  



          The Rent Administrator directed a restoration of these services, 
          and further, ordered a reduction of the controlled monthly rent as 
          follows:

               1.   Defective oven and completely rusted stove.      $  5.00
               2.   Floor boards and linoleum rotted and loose
                    in kitchen.                                         5.00
               3.   Floor boards loose and rotted in northern 
                    room.                                               3.00
               4.   Defective light fixture in closet.                  1.00
               5.   Door knob missing from inside closet and
                    defective fixture in north room.                    4.00
               6.   Floor board loose and rotted in center room.        3.00
               7.   Bathroom sink and tub drain clogged.                5.00
               8.   Bathroom window sill rotted, warped and 
                    cracked.                                            2.00
               9.   Bathroom tiles defective around tub and 
                    defective shower.                                   3.00
              10.   Two windows in south room have defective 
                    frames and sashes.                                  3.00
              11.   Ceiling plaster damaged in south room.              3.00
                    
                                                                     $ 37.00
                                                                       =====

          In the petition for administrative review, the owner states, in 
          substance, that several items (1, 2, 3, 4, 6, 7, 10 and 11) refer 
          to conditions for which prior rent reductions were granted by the 
          City Rent Commission (one of the predecessor agencies of the DHCR), 
          that one condition (4) was found by the City Rent Commission to 
          have been tenant-induced, that two conditions (8 and 11) related to 
          painting service for which the tenant assumed responsibility, and 
          that two conditions (7 and 9) were previously repaired but arose 
          again as a result of tenant negligence.

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

          Pursuant to Section 2202.16 of the Rent & Eviction Regulations, the 
          Rent Administrator may order a decrease of the legal rent where 
          there has been a deterioration of the housing accommodations 
          because of the owner's failure to properly maintain the same, or 
          there had been a decrease in the dwelling space, essential ser- 
          vices, furniture, furnishings or equipment.  The owner's petition 
          does not establish a basis for modifying or revoking the Adminis- 
          trative order, which determined that the owner was not maintaining 










          BJ410373RO                                  

          the subject accommodations based on a physical inspection con- 
          firming the existence of numerous defective conditions for which 
          rent reductions were warranted.

          An examination of the record reveals that most of the conditions 
          cited, were not duplicative of rent reductions cited in prior rent 
          reduction orders. 

          However, defective floor boards in several areas were cited in a 
          1980 Rent Commission order.  Consequently, no additional rent 
          reduction was warranted for this condition.  The Rent Administra- 
          tor's order should be amended to revoke the $3.00 rent reduction 
          granted for this item.

          Prior orders also found that the tenant is entitled to tri-annual 
          painting services.  The owner's suggestion that the tenant is not 
          entitled to painting services or to repair of defective plaster 
          conditions is without merit.

          The owner's suggestions that certain conditions were tenant induced 
          after repairs were made are rejected as the owner has provided no 
          proof thereof, and on the further grounds that it ignores the 
          owner's responsibility to correct such defective conditions.

          The DHCR was informed by the representatives of the owner's estate 
          that the owner has since passed away.  The owner's copy of this 
          determination shall be served on the representatives.

          A rent restoration application may be filed if the facts so 
          warrant.


          THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City, it is

          ORDERED, that this petition be, and the same hereby is, granted, in 
          part, to the extent of revoking that part of the Rent Adminis- 
          trator's order that granted the tenant a $3.00 rent reduction for 
          loose and rotted floor boards.  In all other respects the Adminis- 
          trator's order is affirmed.


          ISSUED:


                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     












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