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

          APPEAL OF                                    DOCKET NO.: DF410165RT

               WILLIAM P. SHORT III                    RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CH430122B



          On June 8, 1989, the above-named petitioner-tenant filed a petition 
          for administrative review (PAR) of an order issued on May 5, 1989, 
          by the Rent Administrator, concerning the housing accommodation 
          known as 44 West 62nd Street, New York, New York, Apt. #26-E, 
          wherein the Administrator determined that the tenant's application 
          for a reduction in rent should be denied based upon the evidence in 
          the record, which showed that services have been restored.

          The owner was directed to replace two (2) potted trees by the main 
          building entrance within thirty (30) days.  If not replaced, the 
          tenant was advised to contact the DHCR so that appropriate legal 
          action can be taken.

          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 denied 
          the owner's application for a rent reduction.

          On August 8, 1988, the tenant filed a complaint alleging that the 
          owner was not maintaining sundry services.

          The owner filed and answer to the complaint on June 16, 1989, 
          alleging that there has been no decrease in storage space provided 
          to the tenants; that the owner was not obligated to provide certain 
          other services noted in the tenant's complaint as they were not 
          required services and that all other service deficiencies were 

          A DHCR inspection conducted on March 31, 1989, revealed that 
          storage service is being provided in the basement; that rental 


          tenants were not being charged a fee for open space storage; that 
          the air to the top half of the building is "tempered air" or 
          outside air which is not heated by the building's regular heating 
          system and that the potted trees were removed.

          On appeal, the petitioner-tenant asserted, in pertinent part, that 
          he has been denied free basement storage; that the potted trees 
          have been removed and that the heating ventilation and air 
          conditioning in the hallways at the top half of the building is 

          The petition was served on the owner on July 24, 1989.

          After a 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) of the Rent Stabilization Code, 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 or 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 record clearly shows that the Rent Administrator in denying the 
          tenant's application for a rent reduction, based his findings on 
          the results of an inspection, held by the DHCR on March 31, 1989, 
          which revealed that the owner was providing all required services 
          specified in the tenant's complaint except two potted trees by the 
          main building entrance.

          The Commissioner deems it appropriate to rely on the results of the 
          Division's inspection and finds that the petitioner failed to 
          adduce convincing evidence that the inspector's findings were 
          erroneous in any way.

          This order is without prejudice to the tenant's continuing right to 
          file an appropriate application with the DHCR Compliance Bureau to 
          enforce the owner's obligation to replace the two potted trees by 
          the main building entrance, if the facts so warrant.

          THEREFORE, in accordance with the provisions of the Rent Stabili-
          zation Law & Code, it is

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


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


                                                       JOSEPH A. D'AGOSTA
                                                       DEPUTY COMMISSIONER


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