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

          APPEAL OF                                    DOCKET NO.: CK410063RT

                    Edward Neuhauser,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CE430057B


          On November 1, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          October 21, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 435 West 23rd Street, New York, New York,
          Apt. 5-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 denied 
          the tenant's service reduction complaint.

          On May 18, 1988, two tenants joined in filing a building-wide 
          complaint alleging that the owner failed to maintain building-wide 
          services.  More specifically, the tenants complained of a faulty 
          water-pump which vibrated; thus making sleep difficult.

          The owner filed an answer to the complaint alleging that the 
          subject tenants are the only two tenants who complained about the 
          water-pump out of a universe of 99 apartments and that the 
          complaints had no merit.

          A DHCR inspection scheduled for August 22, 1988, was cancelled by 
          the tenant on the ground that the vibrating water-pump is heard 
          only at night and that a day time inspection would prove fruitless.
          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the vibrating water-pump now occurs all day and night and 


          consequently a new inspection should be scheduled.

          The petition was served on the owner on January 19, 1989, and on 
          February 7, 1989, the owner filed an answer to the petition stating 
          that the tenant's claim about a faulty water-pump is without basis 
          or merit.

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

          Pursuant to Section 2523.4(a) 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 for 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 Commissioner has considered and rejects the petitioner's claim 
          that a new inspection should be scheduled by the DHCR.

          The file shows that on September 6, 1988, the petitioner submitted 
          a signed statement explaining his cancellation of the inspection 
          scheduled for August 22, 1988, as follows:

               This condition is heard only during the late night hours 
               and I was told that you do not go out for inspections 
               during evening hours.  This condition has not been 
               resolved to my satisfaction.

          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the 
          petitioner's written statement of September 6, 1988.

          The Commissioner further finds that the petitioner failed to adduce 
          convincing evidence that the Rent Administrator had erred in any 

          If the facts show that the water-pump is vibrating night and day, 
          this order is without prejudice to the tenant's continuing right to 
          file an appropriate application for a rent reduction with the DHCR.

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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