CA 110278 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 REVIEW 
          APPEAL OF                               DOCKET NO. CA 110278 RO

             BETTERLAND REALTY CORPORATION
              C/O M.Z. REALTY CORPORATION,        DRO DOCKET NO.: BF 110187 S

                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On January 27, 1988 the above-named petitioner filed  a  Petition
          for Administrative Review against an order issued on January  21,
          1988 by the Rent  Administrator  of  the  Gertz  Plaza,  Jamaica,
          District Rent Office, concerning housing accommodations known  as
          34-25 150th Place, Apartment 4B, Flushing, New York.

          The issue is whether there was a decrease in services  warranting
          reduction of the legal regulated rent.

          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 administrative appeal.

          On June 3, 1987 the tenant  filed  a  complaint  of  decrease  in
          services, alleging the following: bedroom ceilings  damaged  from
          leaks, window moldings rotted  and  porous,  bathroom  vents  not
          working, bathrooms develop mold, inconsistent water temperature,
          vermin infestation, and terrace and backyard not maintained.

          In its answer, dated August 13, 1987, the owner responded to  the
          above  complaint  by  stating  that  the  subject  apartment  and
          hallways are scheduled for  necessary  plastering  and  painting,
          vent system is satisfactory, elevator has been  repaired  and  is
          working, no vermin or water temperature  problem,  terraces  have
          been waterproofed, building has been pointed and waterproofed and 
          new windows have been installed.

          On November 16,  1987,  a  physical  inspection  of  the  subject
          housing accommodation was conducted by the  Division  of  Housing
          and Community Renewal (DHCR).  The inspector's  report  confirmed
          existence of the complained of conditions specifically,  bedrooms
          and living room are peeling paint and plaster, bathroom vents are 
          inoperable,  water  damaged  terrace  roof,  recently   installed
          window moldings are unfinished and there is rodent infestation.

          On January 21, 1988, the Rent Administrator issued an order based 
          on the report of the  physical  inspection,  reducing  the  legal






          CA 110278 RO
          regulated rent by the percentage of the  most  recent  guidelines
          adjustment  for  the  tenant's  lease  which   commenced   before
          September 1, 1987, the effective date of the order, and directing 
          the owner to refund to the tenant all amounts collected in excess 
          of the reduced rent since the above mentioned effective date.

          In its petition, the owner contends that a rent reduction is  not
          warranted because the subject apartment has  been  plastered  but
          painting has been delayed at the  tenant's  request,  the  window
          moldings will be done at the time of  painting,  the  bath  vents
          are operable and operate on a timer, there is no trace of  rodent
          infestation and the building receives regular extermination,  and
          the terraces have been waterproofed and painted.

          The Commissioner is of the opinion that this petition  should  be
          denied.

          Despite the owner's assertions, the  physical  inspection  report
          disclosed that the complained  of  conditions  existed  and,  the
          Commissioner finds that the rent reduction is warranted.

          This order is issued without prejudice to the  owner's  right  to
          file the appropriate application for restoration of the rent,  if
          the facts so warrant.

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

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  denied,  and  that  the  order  of  the   Rent
          Administrator be, and the same hereby is, affirmed.


          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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