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. CC410062 RO

               540 - 189 ASSOC.                   DISTRICT RENT ORDER        
                                                  DOCKET NO. BF 410172 S    
               
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

               On March 3, 1988 the above-named petitioner-owner filed a 
          Petition for Administrative Review against an order issued on 
          February 5, 1988 by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, NY concerning housing accommodations known as 
          540 West 189th Street, New York, NY, Apartment 5A.

               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

               This proceeding was commenced on June 4, 1987 by the tenant 
          filing a complaint of a decrease in services.

               On February 5, 1988, the Rent Administrator issued an order 
          reducing the rent to the level in effect prior to the last rent 
          guideline increase which commenced before November 1, 1987, the 
          effective date of the order.  The Rent Administrator's order was 
          based on the report of the physical inspection conducted by a 
          staff member of the Division at the subject apartment on December 
          14, 1987 which revealed that various windows and ceilings needed 
          repair and that there was peeling paint and plaster throughout 
          the apartment.

               In this petition, the owner contends, in substance that it 
          never received a copy of the tenant's complaint and therefore, 
          since it was not on notice and was deprived of an opportunity to 
          respond, the rent reduction was not warranted.  The owner further 
          asserts that it is now doing the necessary work.

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















               Section 2525.2 of the Rent Stabilization Code requires an 
          owner to maintain services, defined in Section 2520.6 to include 
          repairs and maintenance.  Section 2523.4 of the Code provides 
          that a tenant may apply to the Division for a reduction of rent 
          and the Division shall so reduce the rent based on a finding that 
          the owner has failed to maintain services.

               The evidence of record, which includes the report of the 
          physical inspection conducted at the subject premises, reveals 
          that the owner was not maintaining services.  Accordingly, the 
          Rent Administrator properly reduced the rent of the subject 
          apartment.

               Regarding the owner's contention that it was not notified of 
          the tenant's complaint and was not provided an opportunity to 
          respond, the record shows that on October 29, 1987, the owner was 
          served with a copy of the complaint and provided an opportunity 
          to respond.  On November 19, 1987, the owner submitted a response 
          to the complaint.

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

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

               ORDERED, that this petition 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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