ADM. APPEAL DOCKET NO.: BK - 430145 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.:               
                                                 BK - 430145 RO 
                                              :
                                                 DRO ORDER NO.:           
                                                 AH 430029 - B            
                                             
                 CONVENT PROPERTIES               

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On November 5, 1987, the above-named petitioner-owner  filed
          an Administrative Appeal against an order issued on September 30, 
          1987, by  the  District  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known  as  100  Convent  Avenue,  New  York,  New  York,  Various
          apartments.

               The issue herein is whether the District Rent  Administrator
          properly reduced the rent of various apartments  in  the  subject
          building, based on  the  owner's  failure  to  provide  essential
          services.

               The District Rent Administrator's  order,  appealed  herein,
          reduced the rents of rent controlled apartments  in  the  subject
          building by  $17.00  per  month  and  by  a  guideline  for  rent
          stabilized tenants, based upon inspections held by the  DHCR,  on
          October 9, 1986 and February 18, 1987, which showed  evidence  of
          roach and rodent infestation in public areas, dirty public access 
          areas, defective lobby  ceiling  light  fixture,  public  hallway
          walls and ceilings in need of painting and public hallway windows 
          in need of cleaning. 

               On appeal, the petitioner-owner  alleged,  inter-alia,  that
          the tenant applications for a decrease in rent originated in  the
          subject building (100 Convent Avenue) and an adjoining building 




          (90 Convent Avenue); but that the DHCR held an inspection in only 
          one of the buildings.  Additionally, the owner claimed that  some
          of the inspector's findings were erroneous and that more than one 
          inspection should have been held.    

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






          ADM. APPEAL DOCKET NO.: BK - 430145 RO

               Section  2202.16  of  the  Rent  and  Eviction   Regulations
          provides, in pertinent part, that the Administrator may  order  a
          decrease of the maximum rent otherwise allowable, where there has 
          been  a  decrease  in   dwelling   space,   essential   services,
          furniture, furnishings or equipment required to be provided. 

          Pursuant to section 2523.4(a) 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 failed to maintain required
                    services.

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

               On October 9, 1986 and February 2,  1987,  inspections  were
          conducted of  the  subject  premises.   Both  inspection  reports
          confirmed that  the  owner  was  not  fully  providing  essential
          services.

               The Commissioner notes that the owner's  claim,  on  appeal,
          that only one inspection was held  by  the  DHCR  is,  therefore,
          incorrect.  Two inspections were clearly held on different days.

               Moreover, the owner's allegation on appeal that the tenants'
          service complaints originated from two  buildings:   100  and  90
          Convent Avenue, New York, New York is also without merit.

               A review of the file clearly  shows  that  the  complainants
          resided in 100 Convent Avenue, New York, New York  and  that  all
          subsequent DHCR attention was directed to  that  address  and  no
          other.





               The owner had thirteen months from the date  of  service  of
          the tenants' complaints until the issuance of the Administrator's 
          order to investigate the tenants'  complaints  and  to  make  the
          necessary repairs, but failed to do so.

               The Commissioner finds that the Administrator properly based 
          his determination on the entire record including the  results  of
          the on-site physical inspections conducted on October 9, 1986 and 
          February 18, 1987; and that pursuant to Section 2202.16(a) of the 
          Rent and Eviction Regulations and Section 2523.4(a) of  the  Rent
          Stabilization Code the Administrator acted properly  in  reducing
          the rent upon determining that the owner had failed  to  maintain
          services. 

               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 rents based upon a  restoration  of






          ADM. APPEAL DOCKET NO.: BK - 430145 RO
          services, if the facts so warrant.

               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City and 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.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner
                                          




                                                    

    

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