CK110179RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CK110179RO

                    M. Malik Management,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL110139S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 84-11 Elmhurst Avenue, Apt.# 6G, Elmhurst, 
          New York.

          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 the proceeding below by filing a complaint on 
          December 10, 1987 asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint and otherwise asserted that the tenants are acting in bad 
          faith by filing this complaint when a harassment complaint has 
          already been filed.

          Thereafter, inspections of the subject apartment were conducted by 
          a DHCR inspector on September 29 and 30, 1988, which confirmed the 
          existence of the following defective conditions:

          1.   There is vermin infestation.
          2.   Diningroom radiator enclosure is defective.

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


          In its petition for administrative review, the owner states, in 
          substance, that exterminator services are available upon request 












          CK110179RO

          which the tenant is well aware of and that an attached work order 
          dated February 23, 1988 signed by the tenant establishes that the 
          radiator was repaired.

          The DHCR served a copy of the petition on the tenant on February 
          14, 1989.  The tenant answered that his apartment has not been 
          exterminated for 3 years and enclosed photographs of mice caught in 
          traps.  The tenant also stated that the radiator was repaired, but 
          in an unworkmanlike manner on February 23, 1988.
            
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to 2523.4 of the Rent Stabilization Code, DHCR is required 
          to order a rent reduction, upon application by a tenant, where it 
          is found that an 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 based on two physical 
          inspections confirming the existence of defective conditions in the 
          subject apartment for which a rent reduction is warranted.

          The Administrator's order was properly based on the September 29 
          and 30, 1988 on-site inspections which confirmed the existence of 
          vermin infestation and the defective diningroom radiator enclosure.  
          Accordingly, the determination was in all respects proper and is 
          hereby sustained.

          The owner may file a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration 
          application is filed and granted.

          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. 



          ISSUED:


                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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