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

          APPEAL OF                                    DOCKET NO.:
                    Ann Bendick Realty Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          On May 3, 1988, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on April 12, 
          1988, by the the Rent Administrator, concerning the housing 
          accommodation known as 171-06 28th Avenue, Bayside, N.Y., Apt A, 
          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 8, 1987, the tenant filed a complaint alleging that the 
          windows throughout the apartment are in a state of disrepair and 
          are inoperable.

          The owner filed an answer to the complaint alleging that the 
          windows are repairable and that it would repair them on November 2, 
          1987, if the tenant consents to paying an extra $3.75 per window, 
          per month.

          A DHCR inspection conducted on February 17, 1988, revealed that the 
          windows in the subject apartment were severely defective.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          it mailed an answer by certified mail to the DHCR on October 28, 


          1987.  A copy of the answer was appended to the petition.

          The petition was served on the tenant on July 14, 1988, and on July 
          25, 1988, the tenant filed an answer to the petition stating that 
          the owner has not repaired the windows and that the work that was 
          done was ineffectual and unworkmanlike.

          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 2523.4(a) of 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.

          The Commissioner has reviewed the owner's petition on appeal and 
          finds it to be unreponsive to the issues at bar.  The petition 
          failed to raise any issue whatsoever about the Rent Administrator's 
          order of April 12, 1988.  The Rent Administrator based its rent 
          reduction on the evidence in the file, including the results of an 
          inspection held on February 17, 1988, which showed that the windows 
          throughout the apartment were severely defective.  The owner's 
          petition failed to allege; nor did it submit evidence showing that 
          the windows were repaired prior to the issuance of the appealed 

          If it is petitioner's contention that it was under no duty to 
          repair the windows until the tenant agreed to pay a rent increase, 
          then the Commissioner must reject this argument.  The tenant is 
          entitled to all repairs and services provided on the base date or 

          The Commissioner notes that the owner's answer of October 27, 1987, 
          was considered by the Administrator and that the appealed order was 
          not based on the owner's default.

          Accordingly, 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 
          February 17, 1988, 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.

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


          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.

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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