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

          APPEAL OF                                    DOCKET NO.: CC110370RO

                    Ivan Starcic,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BG110642S



          On March 10, 1988, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on February 
          26, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 41-34 Frame Place, Flushing, N.Y., Apt. L-J, 
          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 the evidence in the record and 
          has carefully considered that 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 the subject apartment.

          On July 1, 1987, the tenant filed a complaint alleging that there 
          was a diminution of services in the subject apartment.

          The owner filed an answer to the complaint alleging that all 
          required repairs were made.

          A DHCR inspection conducted on December 22, 1987, revealed that:


          1.   Floor tiles throughout the apartment are loose and 
          2.   There is no light fixture in the bedroom.
          3.   The apartment door lock screws are loose and missing 
               causing the lock to shake.
          4.   Wall tiles in bathroom are loose and falling out.
          5.   Living room and kitchen ceiling are peeling paint and 
          6.   Walls in bedroom and living room were repaired in an 
               unworkmanlike manner.
          7.   Bathroom ceiling is defective, part of the ceiling is 

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          all required repairs were made.

          The petition was served on the tenant on May 23, 1988, and on June 
          16, 1988, the tenant filed an answer to the petition stating that 
          the owner failed to make all repairs and that those repairs that 
          were done were completed in an unworkmanlike manner.

          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 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 
          repairs and maintenance.

          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 
          September 11, 1987, and the Rent Administrator's order was issued 
          on February 26, 1988.

          It is apparent that the owner had approximately six (6) 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 

          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 December 22, 1987, and 
          that pursuant to Section 2523.4(a) of the Code, and Administrator 
          was mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          Upon a restoration of services the owner may separately apply for 
          a rent restoration.

          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.

          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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