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

          APPEAL OF                               DOCKET NO.:              
                   ALBERT FLEISCHMAN,       
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BG520874S 


          On March 24, 1988, the above-named petitioner-owner filed a peti- 
          tion for administrative review (PAR) of an order issued on March 
          14, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 19 Dongan Place, New York, New York, Apart- 
          ment 5-C, 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 
          issues raised by the administrative appeal.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment.

          On July 24, 1987, one rent controlled tenant filed a complaint al- 
          leging that there was a diminution in services.

          The owner filed an answer to the complaint, on October 14, 1987, 
          alleging that all service deficiencies enumerated in the complaint 
          have been corrected with the exception of the splintered and 
          unpainted window sills, which will be corrected in the near future.


          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on December 18, 1987, revealed that the windows have not 
          been painted on the outside and that the outside sills were 

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          new windows have been installed in the subject apartment on March 
          11, 1988, and that the $5.00 reduction in rent should therefore, be 

          After careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          For rent controlled tenants, Section 2202.16 of the Rent and Evic- 
          tion Regulations provides that a finding that an owner failed to 
          maintain services may result in an order of decrease in maximum 
          rent, in an amount determined by the discretion of the Rent Admin- 

          A review of the file reveals that a Notice and Transmittal of 
          Tenant's Complaint was mailed to the owner on October 13, 1987, and 
          that the owner's answer filed on October 21, 1987, indicated that 
          the window repairs were to be made sometime in the future.

          The inspection of December 18, 1987, confirmed that these repairs 
          were still not made as of this date.

          A review of the record before the Administrator clearly shows that 
          the owner did not submit any evidence that the deficiencies noted 
          on the inspector's report were completed in a workmanlike manner at 
          the time of the DHCR's inspection or at any time prior to the 
          issuance of the Administrator's order.

          The Commissioner finds that the Administrator properly based the 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on December 18, 1987, and 
          that pursuant to Section 2202.16 of the Rent and Eviction 
          Regulations the Administrator was authorized to reduce the rent 
          upon determining that the owner had failed to maintain services.

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


          THEREFORE, in accordance with the provisions of the Rent Eviction 
          Regulations for New York, it is

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

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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