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

          APPEAL OF                               DOCKET NO.:              
                    NORMAN FRENKEL,  
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BL610170S 


          On December 9, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review (PAR) of an order issued on 
          November 9, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 125 West 195th Street, Bronx, New York, 
          Apartment 7-E, wherein the Administrator determined that a rent 
          reduction was not warranted.  This order failed to direct restora- 
          tion of any services. 

          The Rent Administrator issued an amended order on May 30, 1989, 
          after the PAR was filed, which directed the owner to restore 
          painting services in the living room.

          The tenant, by letter dated June 8, 1989, requested reconsidera- 
          tion of administrative review order CL610049RT, which rejected the 
          tenant's PAR for failure to attach a copy of the Rent Adminis- 
          trator's order.  On June 15, 1989, the tenant's request for 
          reconsideration was granted.

          The Commissioner has reviewed all of 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 di- 
          rected full restoration of services.

          On December 23, 1987, the tenant filed a complaint alleging that 
          the owner failed to maintain services.

          The owner did not file an answer to the complaint 


          A Division of Housing and Community Renewal (DHCR) inspection 
          conducted on October 11, 1988, revealed that the owner substan- 
          tially corrected service deficiencies but failed to paint the 
          living room.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          the owner failed to comply with the DHCR's Compliance directives.

          After 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) 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 the owner failed to correct service deficiencies.

          The DHCR inspection held on October 11, 1988, clearly showed that 
          the owner restored required services with the exception of the 
          painting of the living room.

          The file also shows that on June 8, 1989, the tenant called the 
          DHCR Compliance Bureau and informed it that the owner has complied 
          with all directives specified in the appealed order.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site inspection conducted on October 11, 1988.

          Accordingly, the Commissioner further finds that the petitioner 
          failed to adduce convincing evidence that the Rent Administrator 
          had erred in any way.


          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion 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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