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

          APPEAL OF                                    DOCKET NO.: CK510016RO

                    Anita Lepore,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL510231S


          On November 4, 1988, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on October 
          17, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 508 West 171 Street, Apt. 21, New York, 
          N.Y., wherein the Administrator reduced the tenant's rent upon a 
          finding of a decrease in apartment services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing of a complaint of 
          decrease in apartment services by the tenant on December 22, 1987.  
          A copy of the tenant's complaint was served on the owner.  The 
          owner responded to the tenant's complaint stating that many of the 
          conditions in the apartment are the result of tenant abuse, that 
          the tenant vacates the apartment for periods of time and rents to 
          third parties who abuse the apartment, that the tenant is 
          consistently two to six months behind in the rent, that in 1986 
          when the apartment was due for painting, the tenant refused access, 
          that the owner has never ignored service requests and included a 
          list of all service calls, repairs and installations made in this 
          apartment since the inception of this tenancy.

          Thereafter, an inspection of the apartment conducted by a DHCR 
          inspector confirmed some of the complained of conditions , 
          specifically rotted kitchen window sash and sill and vermin 
          infestation in kitchen, resulting in the order herein appealed.  
          Several other complained of conditions were found to be maintained.  
          In the PAR, the owner again states that the tenant has rented the 
          apartment to strangers who have destroyed it, yet tenant faults the 


          owner for the apartment's deterioration, that the finding of a 
          broken kitchen window sash was not raised in the tenant's 
          complaint, that the owner has acted in good faith to insure the 
          habitability of the apartment and includes an updated list of 
          repairs made in the apartment and previously submitted before the 

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

          The tenant complained of broken or rotted window frames in three 
          different rooms.  While the kitchen window was not specifically 
          mentioned in the tenant's complaint, the Administrator requested 
          the inspector to check for broken window frames throughout the 
          apartment.  The owner indicates in the answer to the tenant's 
          complaint that window repairs, including the kitchen windows, were 
          made in the apartment in August 1984, October 1984, September 1986, 
          and February 1987.  It is clear that the owner was made 
          sufficiently cognizant of the condition of the apartment's windows 
          to put the owner on notice of the condition ultimately found.

          Section 2523.4 of the Rent Stabilization Code provides in pertinent 
          part that a tenant may apply to DHCR for a reduction of the legal 
          regulated rent to the level in effect prior to the most recent 
          guidelines adjustment, and DHCR shall so reduce the rent for the 
          period for which it is found that the owner failed to maintain 
          required services.

          In the instant case, a review of the record, which included the 
          results of a physical inspection conducted at the subject premises, 
          reveals that the owner failed to maintain services.  Accordingly, 
          the Commissioner finds that the Rent Administrator's determination 
          that the owner failed to maintain services was warranted and that 
          the Administrator properly reduced the tenant's rent.

          With regard to the owner's contention that the conditions in the 
          apartment were caused by the tenant, the Commissioner rejects these 
          allegations in that they were not established by the owner in the 
          proceeding before the Administrator. 

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon the issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 


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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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