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

     APPEAL OF                              DOCKET NO.: BH 710131-RO
                                            DISTRICT RENT ADMINISTRATOR'S
     STANLEY ASSOCIATES                     DOCKET NO.: MBA 7-1-0022-S
                           PETITIONER    : 

     On  August  18,  1987,  the  above-named  owner  filed  a   Petition   for
     Administrative Review of an order issued on  July  27,  1987,  by  a  Rent
     Administrator concerning the housing accommodation known as Apartment  3J,
     101 Jackson Avenue, Mineola, New York wherein the  Administrator  directed
     the restoration of services, further finding that a rent  reduction  based
     thereon 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  issues
     raised by the petition for administrative review.
     This proceeding was commenced on January 28, 1987 by the tenants (Virginia 
     and Joseph Pulsinella)  filing  a  complaint  based  on  a  diminution  of
     services, alleging among other things that the ventilation fans in  the  1
     1/2 bathrooms have not been functional since the tenants took occupancy.

     In answer to the complaint, the owner  (Stanley  Seeman)  submitted  among
     other things a copy of the apartment registration and stated in  pertinent
     part that he is unaware of anything being wrong  with  the  subject  fans.
     The owner further requested that the Division conduct an inspection in the 
     owner's presence.

     On June 5, 1987, a Division staff member conducted an  on-site  inspection
     of the subject premises and  reported  in  pertinent  part  that  the  two
     bathroom exhaust fans are not working.

     In the order issued on July 27, 1987, that Administrator reduced the  rent
     to the level in effect prior to the last rent guideline increase effective 
     February 1, 1987 based on the  owner's  failure  to  repair  the  bathroom
     exhaust fans.

     In the petition, the owner seeks reversal of the order and states that:

          1)  Section 2503.4 of  the  Regulations  applies  only  where
              there is a finding that the owner has failed to maintain
              services. There has never been a determination in this
              proceeding  that  the  exhaust  fan  in  the  bathroom  is
              operating any  differently  than  it  did  when  the  ETPA
              became applicable to the premises.


     DOCKET NUMBER: BH 710131-RO

          2)  Section 2503.4 applies only  to  a  failure  to  maintain
              services as certified.  The exhaust fan in  the  bathroom
              has never been a certified service.
          3)  The landlord would repair the fans if the Division  would
              indicate what is wrong with the fans; and the  landlord's
              request  that  he  be   present   during   the   Division
              inspection to identify  the  necessary  repairs  had  not
              been granted.  And it would appear that the  Division  is
              requiring the fan  to  do  something  which  it  was  not
              designed to do, or to operate  differently  than  it  was
              designed to operate.

     The tenants did not file an answer to the petition  although  afforded  an
     opportunity to do so.

     The Commissioner is of the opinion that the  owner's  petition  should  be

     Pursuant to the section 2503.4 of  the  Tenant  Protection  Regulations  a
     tenant may apply to the Division for a reduction for the  legal  regulated
     rent to the level in effect prior to  the  most  recent  adjustment  under
     section 2502.5(c)(1) and (2) and the Division may so reduce the  rent  for
     the period for which it is found that the owner has failed to maintain the 

     Essential services are defined in  section  2500.3(d)  as  those  services
     which the owner was maintaining, or which he was  obligated  to  maintain,
     on May 29, 1974, and may include repairs and maintenance.

     The  Commissioner  finds  that  the  Administrator  properly   based   his
     determination on the entire record, including the results of  the  on-site
     physical inspection conducted on June 5, 1987 which disclosed that both of 
     the bathroom exhaust fans are not working.   Therefore,  the  Commissioner
     finds that the Administator properly reduced the tenants' rent pursuant to 
     Section 2503.4 of the Regulations as a result of the  owner's  failure  to
     maintain services.

     The assertion that the subject fans may not be operating  any  differently
     at present than at the time of the base date is rejected. Where a  service
     such as the provision of a bathroom exhaust fan was supplied on  the  base
     date, but such service was defective  at  that  time,  the  owner  remains
     lawfully obligated to repair and maintain such service.  Further, that the 
     apartment registration does not specifically reflect the subject  fans  as
     being a certified service does not negate this obligation in  the  instant

     The owner is advised that due process does not require that  an  owner  be
     informed by the Division of a forthcoming inspection.  The owner had 
     adequate notice from the tenant's complaint of the subject condition.  

     Moreover, the owner had almost six months from the date of service of  the
     tenant's complaint until the issuance  of  the  Administrator's  order  to

     DOCKET NUMBER: BH 710131-RO
     investigate the tenants'claims and to make the necessary repairs.  

     The Commissioner notes that the inspector's finding does not suggest  that
     the Division is requiring that the fans do something which  they  are  not
     designed to do.  The  owner's  obligation  is  to  ensure  that  the  fans
     function properly.  The  owner  has  failed  to  submit  any  evidence  to
     challenge the inspector's finding, or to show that any repairs  were  made
     to the fans in response to the tenant's allegations.

     This Order and Opinion is issued without prejudice to the owner's right to 
     file the appropriate application with the Division for  a  restoration  of
     rent based upon the restoration of services, if the facts so warrant.

     THEREFORE, in accordance with the Tenant Protection  Regulations  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.


                                                 ELLIOT SANDER
                                               Deputy Commissioner

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