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

          APPEAL OF                           :   DOCKET NO.: BI-210217-RO
                                              :   D.R.O. DOCKET
          250 REALTY ASSOCIATES,              :   NO.: BD-210390-S
                                 PETITIONER   :   TENANT: ELISE ELLERBEE


               On September 11, 1987, the above-named owner filed a Petition 
          for Administrative Review of an order issued on September 1, 1987 
          by a Rent Administrator concerning the housing accommodation known 
          as 2 Stoddard Place, Apartment 2A, Brooklyn, N.Y., 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 

               This proceeding was commenced on April 14, 1987 by the 
          tenant's filing of a complaint of decrease in services, alleging 
          the owner's failure to make repairs to numerous defective 
          conditions in the subject apartment, including water damaged walls, 
          vermin infestation and a defective refrigerator.

               On April 30, 1987, the Division sent the owner a copy of the 
          complaint with instructions to file an answer within twenty (20) 

               The owner responded by letter dated May 7, 1987, requesting a 
          thirty (30) day extension in which to respond and address the items 
          set forth in the complaint.

               By notice dated June  10, 1987, the Division granted the 
          owner's request for an extension and further advised that case 
          processing would resume on June 29, 1987. 

               No further response from the owner was received.


          DOCKET NUMBER: BI-210217-RO

               On August 6, 1987, a Division staff member conducted a 
          physical inspection of the subject apartment to investigate the 
          tenant's claims.  The inspector reported, among other things, that 
          peeling paint was evident on the walls and ceilings of the living 
          room, bedroom, bathroom, kitchen and foyer area; that there was 
          evidence of mice infestation in the kitchen, bathroom and living 
          room; and that the refrigerator had a compartment temperature of 54 
          degrees and a freezer compartment temperature of 21 degrees, and 
          the freezer unit door was missing, the door  gasket was worn and 
          the temperature control regulator was not working.

               On September 1, 1987, the Administrator issued the order 
          hereunder review, reducing the rent to the level that was in effect 
          prior to the last rent guideline increase based on the above- 
          mentioned items in the inspector's report.

               In the petition, the owner seeks reversal of the order and 
          claims, in pertinent part, that the tenants are uncooperative and 
          have failed to provide access to the superintendent and the 
          contractors despite the owner's (and his workers') attempts at 
          making prior arrangements for access.  

               By letters dated November 19, 1987 and January 13, 1988, the 
          owner supplemented the petition with further documents in support 
          of work completed subsequent to the issuance of the order.

               The record reflects no answer to the petition by the tenant.

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

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 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 has filed to maintain required 

               Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.  

               Review of the record in the instant case discloses that the 
          Administrator based his determination on the entire record, 
          including the results of the August 6, 1987 inspection, which 


          DOCKET NUMBER: BI-210217-RO

          disclosed numerous defective conditions in need of repair or 
          servicing.  Therefore, the Commissioner finds that the 
          Administrator correctly determined that the owner had failed to 
          maintain services, and properly reduced the rent pursuant to 
          Section 2523.4 of the Code.

               The petitioner's claim about the tenant's denial of access to 
          repair persons was not brought to the Division's attention during 
          the "extension" period or at any later time before the issuance of 
          the order appealed from, despite the owner's opportunity to do so.  
          As a result, the Commissioner finds that consideration of this de 
          novo claim is inappropriate in this appeal proceeding.

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

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, 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.


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner




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