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

          APPEAL OF                             DOCKET NO.: CC110218RO                                                                  
                                                RENT ADMINISTRATOR'S
                  PLAZA REALTY INVESTORS        DOCKET NO.: BG110316S

               The above-named owner filed a timely petition for 
          administrative review of an order issued on February 11, 1988 
          concerning the housing accommodation known as 105-25 65th Avenue, 
          Queens, New York, wherein the Rent Administrator determined that 
          certain conditions in the tenant's apartment constituted services 
          decreases.  The owner's appeal was served on the tenant.

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

               The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

               In an answer dated September 16, 1987, the owner denied 
          several allegations set forth in the complaint or otherwise 
          asserted that required repairs had been or will be completed.

               An inspection of the subject apartment was conducted on 
          December 28, 1987 by a D.H.C.R inspector, who observed that the 
          apartment was infested with roaches, that there were no window 
          screens, that bathroom tiles had rust stains, that the bathtub 
          water was rusty, that doors in several kitchen cabinet doors were 
          defective, and that the hot water temperature (100 degrees F.) was 

               The Rent Administrator directed restoration of these services 
          and further ordered a reduction of the stabilization rent.

               In the petition, the owner states, in substance, the owner had 
          submitted paid bills, as well as notarized affidavits from repair 
          persons, the managing agent, and service contractors, stating that 


          repairs had been made or that services were being provided.  The 
          owner ignores, however, that several conditions persisted at the 
          time of inspection some months after the owner's alleged repairs.

               Concerning the owner's argument that several of the conditions 
          cited  below were not cited in City administrative proceedings, and 
          were disposed of without a rent reduction in proceedings litigated 
          in the Queens Housing Court, the Commissioner notes that different 
          laws and requirements are involved in the tenant's services 
          complaint before the DHCR, and those raised in City administrative 
          and Housing Court proceedings, although some issues may overlap.

               The owner's suggestion on appeal that the tenant did not avail 
          herself of extermination services provided by the owner was not 
          presented to the Administrator for his consideration, and 
          consequently is outside the scope of review.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is required to order the rent reduction, upon application by 
          the tenant, where it is found that the owner has failed to maintain 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services.

               The owner may file a rent restoration application if the 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 Rent Stabilization Law and 
          Code and the Emergency Tenant Protection Act of 1974, it is,

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


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner

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