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

          APPEAL OF                                    DOCKET NO.: CF620182RO

                    Somerstein Associates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BH620742S


          On June 20, 1988, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on May 26, 1988, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 1314 Elder Avenue, Bronx, N.Y., Apt. 1-A, 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 28, 1987, one rent controlled tenant filed a complaint 
          alleging that there was a diminution in services.

          The owner filed an answer to the complaint, on November 11, 1987, 
          which failed to address the service issues raised by the complaint.

          A DHCR inspection conducted on April 11, 1988, revealed that:

               1.   Bathtub backs up and has filthy water and suds.
               2.   Stove defective and oven rust covered.
               3.   Living room left-bottom sash chain is broken

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          all repairs were completed and that the stove was replaced.


          The petition was served on the tenant on August 22, 1988 and on 
          September 7, 1988, the tenant filed an answer to the petition 
          stating that certain repairs have not been corrected and that 
          others were corrected in an unworkmanlike manner.  The tenant 
          confirmed that the owner replaced the stove but stated that the 
          replacement stove was defective.

          After a 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 
          Eviction 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 

          A review of the file reveals that a Notice and Transmittal of 
          Tenant's Complaint was mailed to the owner on October 30, 1987, and 
          that the owner's answer filed on November 11, 1987, failed to 
          address the service issues raised in the complaint.  The inspection 
          of April 11, 1988, confirmed that these repairs were still not made 
          as of this date or that they were made in an unworkmanlike manner.

          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 April 11, 1988, 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 

          Division records show that the owner's application for rent 
          restoration was partially granted by the Rent Administrator on 
          March 27, 1991, under docket No. EC620028OR.

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

          ORDERED, that the owner's petition be, and the same hereby is, 


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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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