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

          APPEAL OF                                    DOCKET NO.: CF210110RT

                    Gloria Brown,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BK210011B


          On June 14, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on June 
          3, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 1176 Ocean Avenue, Brooklyn, N.Y., Apt. 1-E, 
          wherein the Administrator determined that a reduction in rent was 
          not warranted based upon a reduction in services.  The Rent 
          Administrator, however, directed restoration of peeling wallpaper 
          in the hallway.

          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 denied 
          the tenants' application for a reduction in rent.

          On November 5, 1987, the tenants filed a building-wide complaint 
          alleging that the owner failed to maintain required services.

          The owner filed an answer to the complaint alleging that the 
          tenants' complaint is without merit and that all services are being 
          maintained throughout the building.

          A DHCR inspection conducted on March 3, 1988, revealed that the 
          owner was maintaining all services and repairs specified in the 
          complaint with the exception of the wallpaper in the hallway which 
          was found to be peeling.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the owner failed to correct all service deficiencies enumerated in 


          the complaint.

          The petition was served on the owner on August 12, 1988, and on 
          September 15, 1988, the owner filed an answer to the petition 
          stating that all repairs are done promptly; that extermination 
          services are taken care of promptly by a licensed exterminator; 
          that laundry equipment belongs to an independent contractor and 
          that there is no evidence of any other service deficiency 
          throughout the building.

          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 or 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 record clearly shows that the Rent Administrator in denying the 
          tenants' application for a rent reduction, based his findings on 
          the results of an inspection, held by the DHCR on March 3, 1988, 
          which revealed that the owner was providing all required services 
          specified in the tenants' complaint except for the hallway 
          wallpaper, which was found to be peeling.

          The Commissioner deems it appropriate to rely on the results of the 
          Division's inspection and finds that the petitioner failed to 
          adduce convincing evidence that the inspector's findings were 
          erroneous in any way.

          This order is without prejudice to the tenants' continuing right to 
          file an appropriate application with the DHCR Compliance Bureau to 
          enforce the owner's obligation to replace the peeling wallpaper, if 
          the facts so warrant.

          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 Administrator's order be, and the same hereby is, affirmed.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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