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

          APPEAL OF                                    DOCKET NO.:
                    Robert Kaszovitz,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:



          On February 16, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          February 1, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 613 East 16th Street, Brooklyn, N.Y., 
          Apt.3F, wherein the Administrator determined that a reduction in 
          rent was warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

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

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

          On July 15, 1987, the tenant filed a complaint alleging that the 
          owner was not maintaining services.

          The owner filed an answer to the complaint dated September 27 , 
          1987, alleging that the entire plumbing system in the building is 
          being repiped and that when this job is finished, which is expected 
          to be by the end of the month, repairs will be taken care of.

          A DHCR inspection conducted on December 2, 1987, revealed that the 
          bathroom wall was missing tiles and that the bathroom basin was 


          missing supports.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          it is true that bathroom tiles are missing and that the bathroom 
          basin is missing supports, but the inspector failed to report that 
          the entire building is being repiped and it is necessary to remove 
          tiles and basins in order to do this work.

          The petition was served on the tenant on April 6, 1988, and on 
          April 21, 1988, the tenant filed an answer to the petition stating 
          that the bathroom disrepair existed for over four years and that 
          the owner's plans to repipe the building's plumbing does not excuse 
          his failure to make bathroom repairs.

          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 2323.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for 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.

          A review of the petition shows that the owner by his own admission 
          failed to make repairs in the bathroom prior to the issuance of the 
          appealed order.

          A copy of the tenant's complaint was mailed to the owner on 
          September 15, 1987, and the Rent Administrator's order was issued 
          on February 1, 1988.

          It is apparent that the owner had approximately four (4) months to 
          attend to the complained-of conditions, but had failed to do so 
          prior to the issuance of the Rent Administrator's order.

          The Commissioner also finds the petitioner's contention that the 
          repiping of the plumbing in the subject building excused the 
          existence of missing bathroom tiles and basin supports to be 
          without merit.

          The owner remains obligated to maintain services even during the 
          rehabilitation of the premises.

          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 


          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 December 2, 1987, and that 
          pursuant to Section 2523.4(a) of the Code, the Administrator was 
          mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          order and opinion.

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

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization 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.  


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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