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

          APPEAL OF                               DOCKET NO.: CC610108RO
          COLLEGE MANAGEMENT CO.,INC.             RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BG610790S

          On March 17, 1988 the above named petitioner-owner filed a Petition 
          for Administrative Review against an order of the Rent 
          Administrator issued February 28, 1988 concerning the housing 
          accommodations known as Apt. 18A, 1020 Grand Concourse, Bronx, NY, 
          wherein the Administrator determined that the owner was not 
          maintaining required services, directed restoration of such  
          services, and ordered a rent reduction.                            

          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 

          A review of the record reveals that the tenant filed a complaint on 
          July 16, 1987 alleging a decrease in certain services.  
          Specifically, the tenant stated that there is no heat in the 
          bathroom, that the faucets in the kitchen and bathroom are leaking, 
          that one of the closet doors does not close, that the countertops 
          need to be replaced, that there is no air conditioning, that the 
          windows in the living room and bedroom do not close properly, and 
          that the buzzer for another apartment constantly rings in the 
          subject apartment.

          The complaint was served on the owner on October 7, 1987.  In 
          response, the owner stated that all repairs were made except for 
          the countertop which the owner alleged was damaged by the tenant's 
          own neglect and would not be repaired by the owner.  The owner 
          enclosed with the answer a copy of a work order signed by the 
          tenant on November 17, 1987 stating that the faucets were replaced, 
          a new closet door track was installed, and the bathroom heater was 


          A physical inspection of the premises by DHCR on December 17, 1987 
          revealed that the closet door had been repaired but the molding was 
          broken; that the kitchen countertop was warped, cracked and 
          chipped; that the living room windows allow air seepage and are 
          out-of-line and the two bedroom windows permit air seepage; and 
          that the intercom has excessive static.  All other conditions cited 
          in the tenant's complaint were found to have been corrected.

          Based on the inspector's report the Rent Administrator issued the 
          rent reduction order appealed herein.

          In the petition for administrative review, the owner asserts that 
          the repairs were done by the superintendent on November 17, 1987 
          and the tenant signed the work order showing completion.  The owner 
          adds that it is not its policy to replace worn countertops and that 
          the tenant complained that the windows do not close properly and 
          not that they were out of line and permit air seepage.

          The petition was served on the tenant on May 20, 1988.  The tenant 
          did not file an answer but did submit a non-compliance statement on 
          April 15, 1988 stating that only the buzzer and intercom are 
          working but that the other conditions have not been corrected. 

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

          Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction on a finding that the owner is not 
          maintaining required services.  The order appealed herein was 
          properly based on a physical inspection confirming the existence of 
          defective conditions for which a rent reduction is warranted.  The 
          owner's petition does not establish any basis for modifying or 
          revoking the order.  

          The work order signed by the tenant and submitted by the owner does 
          not refer to the conditions which the inspector found to be 
          uncorrected.  The broken closet door molding indicates that the 
          repairs to the closet door were not done in a complete and 
          workmanlike manner.  The tenant is entitled to replacement of a 
          worn out countertop and the owner may not avoid this obligation 
          merely by stating that it has a policy of not replacing such items.  
          The tenant's complaint stated that the windows did not close 
          properly, and that this was a problem particularly in the winter, 
          which sufficiently put the owner on notice of the possibility of 
          air seepage, regardless of the cause.
          The automatic stay of the retroactive rent abatement that   
          resulted by the filing of the petition is vacated upon issuance of 
          this order and opinion.

          The owner is advised to file a rent restoration application if the 
          facts so warrant.      


          Therefore in accordance with the Rent Stabilization Law and Code, 
          it is 

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



                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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