DHCR Decisions          CB110189RO                                  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.: CB110189RO                HEN YAM LEE CORP.,                  RENT ADMINISTRATOR'S                                                    DOCKET NO.: BF110677S                                    PETITIONER          ------------------------------------x             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW          On February 26, 1988, the above-named petitioner-owner filed a          petition for administrative review (PAR) of an order issued on          January 29, 1988, by the Rent Administrator, concerning the housing          accommodation known as 36-07 Steinway Street, Long Island City, New          York, Apt. 3-C, 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 Apartment 3-C based upon a reduction in services.          On June 18, 1987 the tenant filed a complaint alleging that the          owner was not providing essential services.          The owner filed an answer to the complaint on September 2, 1987,          alleging that some repairs noted in the tenant's complaint have          been corrected and that the others will be addressed shortly.          A DHCR inspection conducted on November 23, 1987 revealed that:                    1.  All windows in the entire apartment are defective;                    they have inoperative locks, defective sashes and are                    also loose.                                                                                                                                              2. Evidence of exposed electrical wires, hazardous                    condition.          CB110189RO                    3.  Walls in 1st bedroom and 2nd bedroom are uneven and                    cracked.                    4.  Ceiling in living room is peeling paint and plaster.          On appeal, the petitioner-owner asserted, in pertinent part, that          it did not receive a copy of the tenant's complaint until late in          the proceedings but that when it eventually received notice, it          made all necessary repairs.          The petition was served on the tenant on March 28, 1988 and on          April 10, 1988, the tenant filed an answer to the petition stating          that most repairs were made in an unworkmanlike manner.          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 the Rent Stabilization Code, a          tenant may apply to the Division of Housing and Community Renewal          (DHCR) for a reduction of the legal regulated rent to the level in          effect prior to the most recent guideline 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 record shows that a properly addressed Notice of Transmittal of          Tenant's Complaint was mailed to the owner on August 19, 1987 and          that the owner filed an answer on September 2, 1987.          The Commissioner finds, therefore, that the answer filed below          belies the owner's contention on appeal that it failed to receive          notice of the proceedings and further finds that the owner was a          full participant in the proceedings before the Rent Administrator.          The Commissioner also finds that the Administrator properly based          his determination on the entire record, including the results of          the on-site physical inspection conducted on November 23, 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 Commissioner finds, therefore, that the owner has offered          insufficient reason to disturb the Rent Administrator's          determination.          The Commissioner notes that the owner's applications for rent          restoration have all been denied.  The owner may refile if the          CB110189RO          facts so warrant.          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,          affirmed.          ISSUED:                                                                                                                                    JOSEPH A. D'AGOSTA                                                        Deputy Commissioner