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

          APPEAL OF                                   DOCKET NO: CI630161RO

                  ANTHONY PUGLISI,                    RENT ADMINISTRATOR'S
                                                      DOCKET NO.: BL620011B


          On September 21, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          September 14, 1988, by the Rent Administrator, concerning the 
          housing accommodations known as 534 Morris Park Avenue, Bronx, 
          N.Y., various tenants, 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 rents of various rent stabilized apartments in the subject 

          On December 4, 1987, the tenants filed a complaint alleging that 
          the owner was not providing certain required services.

          The owner filed an answer to the complaint on January 29, 1988, 
          alleging that the fluorescent hall lights are constantly being 
          stolen; that steps were being taken to prevent recurrence; that the 
          public areas were raked and cleaned of debris and that poor 
          lighting on the right side of the building need not be corrected 
          because tenants have no reason to go there except to park cars.


          DCHR inspections conducted on January 29, 1988 and August 4, 1988, 
          revealed that:

                         1. Light fixtures in front of building are missing.

                         2. Courtyard in back of building (rear) is filled 
                         with debris and old bricks.

                         3. Light fixture on wall by parking area entrance, 
                         light bulb is missing.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the first time he even heard of these proceedings when the order 
          was issued.

          The petition was served on the tenants on October 26, 1988, but the 
          tenants failed to file an answer to the petition.

          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 demonstrates that the owner filed an answer to the 
          tenants' complaint on January 29, 1988 and that he was a full 
          participant below - thus belying his contention on appeal that he 
          first learned of the proceedings when the order was issued.

          The Commissioner also finds that the Administrator properly based 
          his determination on the entire record, including the results of 
          the on-site physical inspections conducted on January 29, 1988 and 
          August 29, 1988, 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 

          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.

          The Division's records reveal that the owner's rent restoration 
          application was granted on August 14, 1989 (DC610141OR).

          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, 


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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