DF 130027-RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  DF 130027-RO
                   ABRAHAM NUSSBAUM,              RENT ADMINISTRATOR'S
             c/o   SKYLINE ENTERPRISES,           DOCKET NO.: 
                                                  CG 130076-B
                                       PREMISES: 43-15 46th St.
                                   PETITIONER     Long Island City, NY 11104
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   
                                          

          The above-named owner filed a timely petition for  administrative
          review of a Re t  Administrator's  order  concerning  the  above-
          referenced premises wherein the rents of  the  regulated  tenants
          were reduced due to a diminution of services.  

          The tenants filed an application for rent reductions based on the 
          owner's alleged failure  to  maintain  services  alleging,  inter
          alia, leaking roof.

          The owner was served with a copy of  the  tenants'  complaint  on
          August 8, 1988, and interposed an answer thereto alleging
          inter alia, that a new roof had been installed.

          On March 31, 1989, a physical inspection of the subject  premises
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector reported that the roof was leaking causing 
          peeling paint and plaster.                  

          On May 17, 1989, the Rent Administrator  issued  the  order  here
          under review, finding that a diminution of services had  occurred
          and reducing the stabilized  tenants'  rents  to  the  levels  in
          effect prior to the last rent guideline increases which commenced 
          before the effective date  of  the  rent  reductions.   The  rent
          controlled  tenants'  monthly  rentals  were  reduced  by  $3.00.
                   
          In the petition the owner requests reversal of the Re t  Adminis-
          trator's order and alleges that a new roof  has  been  installed,
          that it does not leak, and attaches a copy of the ro f  installa-
          tion contract to the petition.


          The Commissioner has carefully considered  that  portion  of  the
          record relevant to the issues raised by the petition  and  is  of
          the opinion that this petition should be denied.

          Section 2523.4(a) of the Rent Stabilization Code provides:







          DF 130027-RO
                    A tenant may apply to the DHCR for a reduc-
                    tion 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 t e  owner  has  failed  to  maintain  re-
                    quired services.

          Required services are defined in Section 2520.6(r) to include re 
          pairs and maintenance.

          The Commissioner finds that the Rent Administrator properly based 
          the determination on the entire record; including the results  of
          the on - site physical inspection conducted on March 31, 1989 and 
          that pursuant to Section 2523.4(a) of the Code, the Rent Adminis 
          trator was mandated to reduce the rents upon determining that the 
          owner had failed to maintain services.

          Section 2202.16 of the Rent  and  Eviction  Regulations  provides
          that if the owner fails to maintain services, the  Rent  Adminis-
          trator may order a decrease in the  maximum  rent  in  an  amount
          which the Rent Administrator, in his discretion, may determine.

          The record in the instant case  reveals  that  the  tenants  com-
          plained about certain conditions at the premises and  a  physical
          inspection of the premises confirmed that these conditions indeed 
          existed.

          Accordingly, the Commissioner finds that the  Rent  Administrator
          properly determined that the owner had not  corrected  conditions
          and for this reason rent reductions are warranted.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rents based upon the restoration of services.












          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the Rent and Evictions Regulations for New  York  City,
          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, affirmed. 
           

          ISSUED:

                                                                           






          DF 130027-RO
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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