DH110337RO

                                  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


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: DH110337RO
                                                  
          WESTMORELAND ASSOCIATES                 RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DA120164OR
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On August 23, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 18, 1989. The order concerned housing 
          accommodations known as Apt 19A located at 40-01 Little Neck 
          Parkway, Queens, N.Y.  The Administrator denied the owner's rent 
          restoration application.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The owner commenced this proceeding on January 24, 1989 by 
          filing a rent restoration application wherein it stated that it had 
          restored services for which a rent reduction order bearing Docket 
          No. AL610126S had been issued.  The owner stated that it had placed 
          one garbage can near the door of the subject tenant's apartment.

               The tenant was served with a copy of the application and 
          afforded an opportunity to respond. The tenant filed a response on 
          March 22, 1989 and stated that the owner had not fully restored 
          services.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on June 13, 1989 and 
          revealed that there is no garbage can in front of the tenant's door 
          and that the building superintendent stated that the tenants take 
          their garbage to garbage cans located at two different locations on 
          the premises.

               The Administrator issued the order here under review on July 
          18, 1989 and denied the owner's application based on the report of 
          the inspector.












          DH110337RO

               On appeal the owner states that it placed a garbage can by the 
          tenant's door on January 24, 1989 as per the advice of the DHCR and 
          the Department of Sanitation.  The tenant instituted a harassment 
          proceeding before the DHCR and the owner was directed by the 
          Division's Enforcement Unit to remove the garbage can.  The owner 
          states that a March 23, 1989 letter from an Enforcement Unit 
          attorney incorrectly states that the owner "agreed" to remove the 
          garbage can.  The owner further states that the tenant is using the 
          "garbage can" issue to avoid having to pay his rent and to prevent 
          the owner from collecting MCI rent increases.  The petition was 
          served on the tenant on December 14, 1989.

               The tenant filed a response on January 9, 1990 and stated, in 
          sum, that the owner's petition was without merit and that the order 
          here under review should be affirmed. The owner filed a reply on 
          February 2, 1990 and stated that it was willing to restore door-to- 
          door garbage collection to the subject tenant.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner notes that the issue of garbage collection at 
          this subject building has been previously litigated before the 
          DHCR. The history of these proceedings is summarized in an order of 
          the Commissioner bearing Docket No. EI130231RO.  It has been 
          consistently held that the tenants are entitled to the garbage 
          collection services provided on the base date and the providing of 
          garbage drop off areas was not a permissible substitute for this 
          service (see Docket Nos. ART01417Q and SPLA36,516).  The 
          Commissioner has also denied the owner's application to modify the 
          garbage collection services by substituting the drop off areas 
          (Docket No. EI130231RO).
               
               In the instant proceeding the report of the DHCR inspector 
          states that the owner was providing garbage drop off areas as a 
          means of disposal.  Clearly, pursuant to the Commissioner's opinion 
          in Docket No. EI130231RO, the owner failed to restore the base date 
          service of door-to-door garbage collection to the tenant.  
          Accordingly, the Administrator was correct in denying the 
          application to restore rent.  The owner may reapply for rent 
          restoration when it has restored the base date garbage collection 
          service.
           
               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City it is 













          DH110337RO


               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:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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