ADM. APPEAL DOCKET NO. BH - 210160 - RO

                                  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 APPEAL
          APPEAL OF                              DOCKET NO.               
                                                 BH - 210160 - RO 
                                              :
                                                 D.R.O.DOCKET NO.         
                                                 AG - 210494 - S          
             RON DAVIS - LINCOLN PLACE       
                         ASSOCIATES               

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 18, 1987, the above-named  petitioner-owner  filed
          an Administrative Appeal against an order  issued  on  August  3,
          1987, by  the  District  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 394 Lincoln Place, Brooklyn, New York, Apartment N .  A-
          1.

               The issue herein is whether the District Rent  Administrator
          properly reduced the rent of the subject apartment.

               The District Rent Administrator's  order,  appealed  herein,
          found that a diminution of service had occurred and  reduced  the
          tenant's rent to the level in  effect  prior  to  the  last  rent
          guideline increase which commenced before the effective  date  of
          the rent reduction.

               On appeal, the petitioner-owner contends that he  was  never
          notified  that  repairs  were  necessary;  that  he   was   given
          insufficient time to make repairs;  that  extermination  services
          are provided  to  all  tenants  and  that  cabinet  repairs  were
          completed long ago.

               After a careful consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the administrative 
          appeal should be denied.



               Pursuant to Section  2523.4(a)  of  the  Rent  Stabilization
          Code, a tenant may apply for a reduction of the  legal  regulated
          rent and the DHCR shall so reduce the rent  for  the  period  for
          which it is found that the owner has failed to maintain  required
          services as defined in Section 2520.6(r) to include  repairs  and
          maintenance. 

          The tenant filed an Individual Tenant Statement of  Complaint  of






          ADM. APPEAL DOCKET NO. BH - 210160 - RO
          Decrease in Services and a copy of the complaint  was  served  on
          the owner on August 7, 1986.

               The owner filed an answer to the complaint,  on  August  15,
          1986, alleging in substance that he was in the process of  making
          all repairs.

               Two inspections were held by the DHCR on October 8, 1986 and 
          October 17, 1986.  The inspector's report showed that although  a
          number  of  repairs  were  completed;  several  were  not.   More
          specifically, the report revealed that the kitchen cabinet  doors
          were loose and needed refitting; that roach and mice  infestation
          was in evidence in the  kitchen  and  that  the  wrong  door  was
          installed on the kitchen pantry.

               It is clear that the owner was notified by the District Rent 
          Administrator that repairs were needed and that he  was  accorded
          sufficient time to complete all repairs.  The record demonstrates 
          that the tenant's complaint was served on the owner on August  7,
          1986 and that the District Rent Administrator's order was  issued
          on August 3, 1987.  The owner had, therefore, almost one year  to
          complete all necessary repairs, but had failed to do so.

               The Commissioner notes that the owner filed an answer to the 
          tenant's complaint, on August 15, 1986, showing plainly  that  he
          had received a copy of the  tenant's  complaint.   Moreover,  the
          owner failed to submit any  evidence  below  in  support  of  his
          contention that exterminator services were being provided to  all
          tenants; nor did he submit a tenant-signed work order for repairs 
          to the District Rent Administrator.

               Accordingly,  the   Commissioner   finds   that   the   Rent
          Administrator properly determined that the owner  had  failed  to
          maintain services based on the evidence of record, including  the
          results of two physical inspections of the subject premises,  and
          correctly reduced the rent of the subject accommodation. 

               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 Administrator's order be, and the same hereby is, 
          affirmed.

          Upon a restoration of services the owner may separately apply for 
          a rent restoration.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner










          ADM. APPEAL DOCKET NO. BH - 210160 - RO
                                                    

    

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