Doc. #CK620157RO
                                  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.: CK620157RO
                                                    
                Ralph Langsam Associates,     :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: CG620682S

                              PETITIONER      :     
          ------------------------------------X               


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                 AND RESTORING RENT

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 1334 Manor Avenue, Apt. 1D, Bronx, New York.

          The Commissioner has reviewed all of 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 
          July 8, 1988, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer, the owner asserted that all required repairs had been 
          completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector on September 29, 1988 who confirmed the 
          existence of the following defective conditions:

                    1. Evidence of rat infestation.
                    2. Holes inside the hallway closet.
                    3. Bathroom ceiling by the steam pipe is       
                       cracked and is in need of plastering and    
                       painting.
                    4. Kitchen left wall and the cabinet bottom    
                       needs to be painted.

          The Rent Administrator directed restoration of these services and 
          further ordered the maximum legal rent reduced by $12.00 per month.

          In its petition for administrative review, the owner states, in 
          substance, that the repair work had been properly completed.

          The DHCR served a copy of the petition on the tenant on January 10, 
          1989.  The tenant answered and stated that the landlord had made 
          the necessary repairs.
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.






          Doc. #CK620157RO


          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in  Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          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 essential services based on the September 29, 
          1988 on-site inspection confirming the existence of defective 
          conditions in the subject apartment for which a rent reduction is 
          warranted.  Accordingly, the determination was in all respects 
          proper and is hereby sustained.

          However, based on the tenant's acknowledgement that all repairs 
          have been completed, the rent is restored effective the first rent 
          payment following issuance of this order and opinion.

          THEREFORE, in accordance with the Rent and Eviction Regulation for 
          New York City, 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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