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

          APPEAL OF                               DOCKET NO.:             

                   2860 DECATUR CORP.             RENT ADMINISTRATOR'S
             c/o   JOHN T. SATRIALE,              DOCKET NO.:

          On December 16, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          November 17, 1988, by the Rent Administrator, concerning the 
          housing accommodation known as 2860 Decatur Avenue, Bronx, 
          New York, Apartment 24-A, wherein the Administrator determined that 
          a reduction in rent was warranted based upon a reduction in ser- 

          The Rent Administrator also directed full restoration of services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered the portion of the record relevant to the 
          issues raised by the administrative appeal. 

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of apartment 24-A.

          On January 11, 1988, the tenant filed a complaint alleging, in per- 
          tinent part, that the ceilings throughout the apartment were in a 
          state of disrepair, that the water pressure is inadequate and that 
          the entrance door is defective.

          The owner filed an answer to the complaint alleging that it main- 
          tains all services and when necessary all repairs are made without 
          delay.  It further alleged that all repairs have been made.

          A Division of Housing and Community Renewal (DHCR) inspection con- 
          ducted on October 5, 1988, revealed that the owner failed to 
          maintain the following services:


               1.   The kitchen ceiling, hallway, living room and 
                    bedroom are cracked and peeling paint and 
                    plaster - in need of plastering and painting.

               2.   The two bottom living room windows, the  
                    kitchen window and bedroom window do not stay 
                    open - keep sliding down.

               3.   The apartment entrance door frame by the lock 
                    strike plate - wood is very rotten.  There is 
                    no security to the apartment.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the list of repairs and services stated in the complaint were 
          ambiguous; that it was denied notice of the specific complaints and 
          that it made a good faith effort to make all repairs.

          The petition was served on the tenant on February 1, 1989, but the 
          tenant 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 guidelines 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 re- 
          pairs and maintenance.

          The Commissioner has considered and rejects the petitioner's claim 
          that the complaint as written is ambiguous to the point where it is 
          depriving petitioner of its right of due process.

          A review of the complaint shows clearly that all those service 
          items specified in the appealed order were delineated with suffi- 
          cient particularity in the complaint.  It is apparent that the 
          petitioner had adequate notice from the tenant's complaint of 
          conditions requiring its attention.

          The Commissioner has also considered and rejects the petitioner's 
          claim on appeal that the required repairs were made prior to the 
          issuance of the Rent Administrator's order.


          A copy of the tenant's complaint was mailed to the owner on 
          February 23, 1988, and the Rent Administrator's order was issued on 
          November 17, 1988.

          It is apparent that the owner had approximately nine (9) months to 
          attend to the complained-of conditions, but had failed to do so 
          prior to the issuance of the Rent Administrator's order.

          The inspector's report clearly showed that even if the owner 
          attempted to correct the conditions prior to the issuance of the 
          Rent Administrator's order, it had failed to do so in a workmanlike 

          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's determi- 

          The Commissioner finds, that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on October 5, 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 automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          Upon restoration of services the owner may separately apply for a 
          rent restoration and the rent reduction remains in effect until an 
          application for rent restoration is filed and granted.

          THEREFORE, in accordance with the provisions of the Rent Stabili- 
          zation Law and Code, it is

          ORDERED, that this petition be, and the same hereby is, denied, 
          and the Administrator's order be, and the same hereby is, affirmed.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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