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

          APPEAL OF                               DOCKET NO.:             
                  NEPTUNE ASSOCIATES,               
                                                  RENT ADMINISTRATOR'S
                                   PETITIONER     DOCKET NO.:
          ----------------------------------x     BI210236S              


          On June 16, 1988, the above-named petitioner-owner filed a peti- 
          tion for administrative review (PAR) of an order issued on May 19, 
          1988, by the Rent Administrator, concerning the housing accommoda- 
          tion known as 8320 Bay Parkway, Brooklyn, New York, Apartment C-14, 
          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 August 2, 1987, the tenant filed a complaint alleging that the 
          owner was not maintaining services.  More specifically, the tenant 
          alleged, in pertinent part, that the toilet bowl was leaking; that 
          the kitchen sink was backing up; that the floors throughout the 
          apartment are defective; that a garbage stench emanating from the 
          basement permeates the apartment; that the cold water gate valve in 
          the bathroom is inoperable; that there is a roach infestation 
          problem and that the window frames are rotten.

          The owner filed an answer to the complaint on November 20, 1987, 
          alleging that the leak was repaired; that extermination services 
          are regularly provided; that all windows have been replaced and 
          that all other service complaints are without basis.


          A DHCR inspection conducted on March 18, 1988, revealed that:

               1.   Garbage odor in tenant's apartment from basement.
               2.   Bathroom cold water valve defective.
               3.   Vermin infestation in apartment.

          On appeal the petitioner-owner asserts, in pertinent part, that the 
          tenant has been filing similar or overlapping complaints against 
          it, which have no basis in fact because the deficiencies specified 
          by the tenant have been corrected or were non-existent, and that 
          rent reductions have already been ordered for some of the same 

          The petition was served on the tenant on July 28, 1988.

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the administrative appeal 
          should be granted in part.

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain essential services may result in an order of decrease 
          in maximum rent, in an amount determined by the discretion of the 
          Rent Administrator, to reflect the decreased rental value because 
          of the decrease in services.  Once a rent reduction is ordered for 
          a particular service decrease, a second reduction may not be 
          ordered for the same items.

          The Division's records reveal that an order was issued on January 
          15, 1988 in Docket No. BG210045B reducing the rent for the tenant's 
          apartment by $3.00 per month for "Garbage cans kept in cellar 
          directly below tenant's apartment where fumes from garbage cans 
          come through cellar ceiling into tenant's apartment."  Since this 
          is essentially the same as "Garbage odor in tenant's apartment from 
          basement" in the order appealed herein, the $2.00 rent reduction 
          for that item must be revoked.

          Similarly, a $4.00 rent reduction was ordered on May 15, 1988 in 
          Docket No. BH220385S for "Vermin Infestation", requiring revocation 
          of the $4.00 rent reduction for the same condition in the order 
          appealed herein.


          As for the defective cold water valve, the physical inspection on 
          March 18, 1988 confirmed the existence of this condition and there 
          was no prior rent reduction for the same item.  The $2.00 reduction 
          ordered by the Administrator for this conditions is affirmed.

          The Commissioner notes that the owner's application for a 
          restoration of rent was granted on March 4, 1991, under Docket No. 

          THEREFORE, in accordance with the provisions of the Rent and Evic- 
          tion Regulations for New York City, it is

          ORDERED, that this administrative appeal be, and the same hereby 
          is, granted in part, and the Rent Administrator's order be, and the 
          same hereby is, modified to delete $6.00 of the rent reduction 
          attributable to the garbage order and vermin infestation and to 
          affirm the $2.00 reduction for the defective cold water valve.  The 
          tenant may pay any arrears due as a result of this order in 
          installments of $6.00 per month until all arrears are repaid.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner



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