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

          APPEAL OF                             DOCKET NO.: CB130332RO
                                                RENT ADMINISTRATOR'S
                  PINCUS NEIMAN,                DOCKET NO.: AH130004B

               On February 12, 1988, the above-named petitioner-owner timely 
          refiled a petition for administrative review of an order issued on 
          December 1, 1987, by the Rent Administrator, concerning the housing 
          accommodations known as 89-04 148th Street, Jamaica, N.Y. various 
          apartments, wherein the Administrator determined that the rent for 
          rent stabilized apartments should be reduced to the level in effect 
          prior to the last rent guideline increase which commenced before 
          the effective date of the order based upon a diminution of services 
          and further determined that the maximum legal rent for rent 
          controlled apartments should be reduced by $12.00 per month based 
          upon a diminution of services.  The Rent Administrator's order was 
          based upon an inspection held on December 1, 1986.  The Rent 
          Administrator also directed the restoration of all 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 rents of various rent stabilized and rent controlled 
          apartments in the subject building.

               On appeal, the petitioner-owner asserted that cleaning and 
          extermination services are continuously provided to the tenants.

               The petition was served on the tenants on May 18, 1988.  The 
          tenant of Apartment 4-I answered the petition alleging that the 
          owner corrected all conditions and the tenant of Apartment 5-I 
          submitted an answer alleging that the owner did not correct any of 
          the service deficiencies.


               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 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.

               For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain services may result in an order of decrease in maximum 
          rent, in an amount determined by the discretion of the Rent 

               The owner submitted a statement from the Best Way 
          Exterminating Company, dated September 14, 1987, which attests that 
          exterminating services are provided on a monthly basis.  
          Additionally, the owner submitted a statement from the tenant of 
          the apartment 4-I, dated May 2, 1988, attesting that the building 
          is clean and that the exterminator comes once a month.

               However, the inspection held on December 1, 1986 demonstrated 
          that there was litter in and around the building; that there was 
          evidence of infestation; that the public areas and elevator were in 
          need of cleaning and that the basement needs cleaning.

               The Commissioner notes that as late as May 30, 1988, the 
          tenant of apartment 5-I answered the petition alleging that the 
          owner did not correct any of the complained-of service 

               A review of the record before the Administrator clearly shows 
          that the owner did not submit any evidence that the deficiencies 
          noted on the inspector's report were completed in a workmanlike 
          manner at the time of the DHCR's inspection or at any time prior to 
          the issuance of the Administrator's order.

               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 1, 1986 and 
          that pursuant to Section 2523.4(a) of the Code and Section 2203.16 
          of the Rent and Eviction Regulations the Administrator was mandated 
          to reduce the rent upon determining that the owner had failed to 
          maintain services.
               Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 



               THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York and the Rent Stabilization Law 
          and Code, it is

               ORDERED, that the owner's petition be, and same hereby is, 
          denied, and the Rent Administrator's order be, and the same hereby 
          is, affirmed.

               A review of DHCR records shows that the Rent Administrator 
          restored the rents on the owner's fourth application.

               As regards the rent stabilized tenants 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.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        



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