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

          APPEAL OF                             DOCKET NO.: DI110144RO
                                                RENT ADMINISTRATOR'S
                  MARIA RAPPA,                  DOCKET NO.: DF110332S      

               On September 18, 1989, the above-named petitioner-owner filed 
          a petition for administrative review of an order issued on August 
          28, 1989, by the Rent Administrator, concerning the housing 
          accommodation known as 20-20 Palmetto Street, Ridgewood, N.Y. Apt. 
          3-L, wherein the Administrator determined that a diminution of 
          service had occurred and reduced the rent to the level in effect 
          prior to the last rent guideline increase which commenced before 
          the effective date of the order.  Based on an inspection held on 
          August 16, 1989, the rent was reduced because of the existence of 
          the following service deficiencies:
               1. Leak in left corner of kitchen wall causing falling paint, 
                  plaster and cracks.
               2. Bathtub enamel in poor condition and badly stained.
               3. Unit inside toilet tank needs to be replaced.
               4. Bathroom ceiling light fixture is hanging loose.
               5. Bathroom towel holder, soap dish, and toilet tissue holder, 
                  are missing.
               6. Kitchen linoleum is worn and ripped.
               7. No lock on bedroom door that opens into a public hallway.

               The Rent Administrator also directed restoration of all 

               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.

               The issue herein is whether the Rent Administrator properly 
          issued the order which found that a diminution of service had 


               On appeal, the petitioner-owner asserted that all those 
          services which were the subject of the rent reduction order below 
          were restored.

               The petition was served on the tenant on January 10, 1990.  
          The tenant answered the petition alleging that repairs were either 
          made in an unworkmanlike manner or were not made at all.

               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 of the Rent Stabilization Code, the 
          DHCR is required to order a rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services. 
          The Rent Administrator's order was based on a physical inspection 
          which confirmed the existence of defective conditions in the 
          subject apartment for which a rent reduction is warranted.

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 
          for restoration of rent based upon a restoration of services, if 
          the facts so warrant.

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

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, 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.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner

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