BH 210188-RO

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

          APPEAL OF                               DOCKET NO.:   
                                                  BH 210188-RO
                   SAL                                           KENIGSBERG
                  (D.G.B. REALTY),           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     AL 210599-S            

                                       IN PART

          On August 7, 1987, the above-named  petitioner-landlord  filed  a
          petition for administrative review against  an  order  issued  on
          July 22, 1987, by a Rent  Administrator  concerning  the  housing
          accommodation  known  as  Apartment  3-H,  100  Lefferts  Avenue,
          Brooklyn, New York, wherein the Administrator determined that the 
          owner was not maintaining certain services and ordered a rent re 

          The Commissioner has reviewed all the evidence in the record  and
          has carefully considered that portion of the record  relevant  to
          the issue raised by the administrative appeal.

          The tenant commenced this proceeding  on  December  18,  1986  by
          filing a complaint of decrease in services in  which  she  listed
          several items requiring repair.

          In answer to the complaint, the landlord stated that the premises 
          were  recently  rehabilitated  and  the  tenant   has   made   no

          An inspector visited the premises  on  May  14,  1987  and  found
          evidence of roach infestation and  evidence  of  back-up  in  the
          kitchen sink.

          The Administrator's order reduced the rent to the level in effect 
          prior to the last rent guideline increase which commenced  before
          the effective date of this rent reduction,  pursuant  to  Section
          2520.6(r) and 2523.4 of the Rent Stabilization Code.  The  effec-
          tive date of the reduction was February 1, 1987. 

          In the petition for administrative review, the  landlord  asserts
          that the tenant never complained about any kitchen sink  back-up,

          BH 210188-RO
          that the tenant refuses access, and that  the  order  erroneously
          cites the Rent Stabilization Code when the apartment is rent con 

          In an answer to the petition dated November 10, 1987, the  tenant
          states "I have settled with the  landlord  about  the  problem  I

          After careful consideration of the evidence of record,  the  Com-
          missioner is of the opinion that the petitioner should be granted 
          in part and the Administrator's order should be modified.

          The landlord's contention that the tenant never complained  about
          the kitchen sink is without merit since a review of the complaint 
          clearly includes a  listing  for  "dirty  sewage  back-up  in  my

          The  Division's  records,  however,  confirm  that  the   subject
          apartment is rent controlled and it was, therefore,  improper  to
          reduce the rent by  a  guideline.   In  accordance  with  Section
          2202.16 of the Rent and Eviction Regulations,  a  rent  reduction
          based on a finding of failure to maintain services should  be  in
          an amount which the Administrator in h s  discretion  may  deter-
          mine.  In the instant case the rent reduction  should  have  been
          $6.00 for the finding of roach  infestation  and  $5.00  for  the
          kitchen sink back-up, effective August 1, 1987.

          Moreover, since the tenant concedes in  answer  to  the  petition
          that all problems have been resolved, the Commissioner finds that 
          the rent should be restored December 1, 1987, the month following 
          the date of the tenant's statement confirming restoration.

          THEREFORE, in accordance with the Rent and  Eviction  Regulations
          for New York City, it is,

          ORDERED, that this petition be, and the same hereby is,  modified
          to order a rent reduction of $11.00 per month effective August 1, 
          1987 and restored as of December 1, 1987.


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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