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. BE 110064 RO
                                              :  DRO DOCKET NO. ZAC-110760-S
               BOULEVARD HEIGHTS ASSOCIATES                     

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On May 4, 1987,  the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          April 23, 1987,  by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the  housing  accommodations
          known as 88-05 Merrick Blvd., Queens, New York, Apartment No.  9G,
          wherein the Rent  Administrator  determined  that  the  owner  had
          failed to maintain services and accordingly reduced  the  rent  of
          the subject accommodation. 

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code.

               The issue herein is whether the  Rent  Administrator's  order
          was warranted.

               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 originally commenced in March,  1986,  by
          the filing of an  Individual  Tenant  Statement  of  Complaint  in
          which the tenant stated in inter alia that there  was  rodent  and
          roach  infestation  and  that  the   bedroom   closet   door   was
          inoperable.  The owner did not file  an  answer  to  the  tenant's
          complaint although given an opportunity to do so. 

               Inspections were held at the subject apartment on August  20,
          1986 and February  20,  1987.   Such  inspections  disclosed  that
          there was evidence of vermin infestation and  the  bedroom  closet
          door was off its track.

               In  Order  Number  ZAC-110760-S,   the   Rent   Administrator
          determined that, based upon the  physical  inspection,  a  service
          decrease had occurred in the subject  apartment  and  reduced  the
          rent to the level in effect prior to  the  most  recent  guideline
          adjustment effective May 1, 1986.


          BE 110064 RO










               In this petition, the owner  alleges  in  substance  that  it
          provides extermination service twice a month but that  the  tenant
          is apathetic about using such service  and  that  the  tenant  has
          refused to allow access to have the bedroom closet repaired.

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

               Section 2523.4 of the Rent  Stabilization  Code  provides  in
          pertinent part that a tenant may apply to the DHCR for a reduction 
          of the legal regulated rent to the level in effect  prior  to  the
          most recent guidelines adjustment, and the DHCR  shall  so  reduce
          the rent for the period for which it is found that  the  owner  ha
          failed to maintain required services.

               In the instant case, the evidence  of  record  including  two
          physical inspections disclosed that the required repairs were  not
          made.  It is noted that the owner did not raise the issues of  non
          access and tenant failure to  use  extermination  service  in  the
          proceeding  before  the  Rent   Administrator   and   that   these
          contentions cannot be considered for  the  first  time  on  appeal
          since this is not a de novo  proceeding.   Accordingly,  the  Rent
          Administrator's order was warranted.

               It is noted that on March 24, 1989, an  order  restoring  the
          rent effective November  ,  1988  was  issued  under  docket  ZCI-
          110015-OR.

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

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed. 

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````







                            ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BE 110064 RO

          DRO Docket No/Order No.: ZAC-110760-S

          Tenant(s): Julius and Thelma Carter

          Owner: Boulevard Heights Associates

          Code Section: 2523.4 of RSC

          Premises: 88-05 Merrick Blvd., Queens, New York, Apt. 9G

          Order         and         Opinion         Denying         Petition
                           
               Petition  denied  on  basis  physical  inspection   disclosed
          required repairs were not made.









          APPROVED



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Director:                                                    

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      

























    

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