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

          APPEAL OF                               DOCKET NO. CE-810316-RO

                     MIDLAND ASSOCIATES
                  CENTRAL 30 MANAGEMENT,          DRO DOCKET NO. YBI-8-1-0036-S



          On May 23, 1988  the  above-named  petitioner-landlord  filed  an
          Administrative Appeal against an order issued on May 20, 1988  by
          the District Rent Administrator (55 Church Street, White  Plains,
          New York) concerning the  housing  accommodations  known  as  829
          Bronx River Road, Yonkers, New York, Apartment 5-D,  wherein  the
          Administrator granted a rent reduction for the subject stabilized 
          apartment based on the landlord's failure to maintain services.

          The tenant of the apartment herein commenced the proceeding below 
          by filing with the Administrator  a  complaint  of  reduction  in
          services in September of 1987, stating (among other things) that

               (I)        The  incinerator  was  shut  down  in
                         May of  1987  for  upgrading,  and  no
                         work  has   been   performed   on   it

               (II)      the garbage is  being  stored  in  the
                         former  storage  room,  and  the  odor
                         permeates the entire premises; and

               (III)      the  tenant  now  has  to  bag   his
                         garbage  and  bring   it   down   for

          In October of 1987, the landlord filed a response to the tenant's 
          complaint, stating, in substance, that:

               (1)  The incinerator facility  was  required  to  be
                    upgraded  by  the  Westchester  County   Health

               (2)   the  carriage  room  was  designated  by   the
                    management for temporary storage of  the  daily
                    refuse for the tenants;


               (3)  air fresheners were installed to  minimize  the

               (4)  the contracted work has now begun;

               (5)  delays were contributed by  necessary  contract
                    approvals   and   permits   filed   with    the
                    Westchester County Health Department; and

               (6)  the contractor start-up was  also  delayed  due
                    to material shortages.

          With its response, the landlord submitted a copy of the  contract
          for the incinerator upgrading, dated March of 1987.

          The District Rent Administrator's order, appealed herein,  stated
          that the  shutdown  of  the  incinerator  is  a  decrease  in  an
          essential service and the tenant is entitled to a rent reduction.

          On appeal, the petitioner-landlord stated, in substance, that

               (A)   The  Westchester  County   Board   of   Health
                    mandated that the incinerator at  the  premises
                    be shut down in order to comply  with  the  New
                    York State Environmental Protection Act;

               (B)   this  project  had  considerable  difficulties
                    (mechanical,   structural,   etc.)   over    an
                    excessive period of time; and

               (C)  alternative arrangements  (the  carriage  room)
                    for the removal of waste  were  made  with  the
                    approval  of  the  City  of  Yonkers   Building

          The tenant filed an answer to the landlord's petition stating, in 
          substance, that 

               (i)       The excessive  period  of  time  taken
                         to    complete     the     incinerator
                         modification was due  to  the  workers
                         walkin   off   the   job   for    non-

               (ii)      the use of  the  storage  room  as  an
                         alternative    arrangement    was    a
                         health  hazard   which   resulted   in
                         roach/rodent   infestation   and   bad
                         odor throughout the building; and 

               (iii)      the   storage   room   was   finally
                         restored  to  the  tenant's  use   in
                         September of 1988.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

          The record discloses that the subject tenant was deprived of  the
          incinerator service for several months, a period of time which is 
          far in excess of the reasonable time  needed  for  the  upgrading
          herein.   Furthermore,  no  showing  has  been  made  that   such
          tardiness was caused by the delay in receiving  approvals/permits
          or that  this  delay  could  not  have  been  avoided  by  timely
          applications made well ahead of  the  commencement  of  the  work
          herein.  Finally, no showing has been made that the delays herein 
          were unavoidable.

          On the basis of the entire evidence of record, it is  found  that
          the Administrator's order is correct and should be affirmed.

          THEREFORE, in accordance with the applicable  provisions  of  the
          Emergency Tenant Protection Act and Operational Bulletin 84-1, it 

          ORDERED, that the Administrative Appeal be, and the  same  hereby
          is denied; and that the Administrator's order be,  and  the  same
          hereby is affirmed.

                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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