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

          APPEAL OF                                    DOCKET NO.: DB210055RO

                    Seashore Management Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: AK210475S


          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 20, 1989, concerning the 
          housing accommodation known as 1177 East 98th Street, Apartment 5J, 
          Brooklyn, New York, wherein the Rent Administrator determined the 
          tenant's complaint of individual services decreases.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment, in that the owner had not provided a 
          refrigerator, air conditioners, window screens and blinds.

          In an answer, the owner denied the allegations set forth in the 
          complaint that the owner did not provide air conditioners, screens 
          and blinds.  The owner also noted that the tenant had purchased her 
          own refrigerator.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported, in pertinent part, that 
          blinds were missing from five windows throughout the apartment.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In this petition for administrative review, the owner states, in 
          substance, that the parties had an understanding "that for a lower 


          rate [tenant] would take care of the blinds".  The owner also 
          refers to prior DHCR determinations (K310674R and 10627).  In the 
          determination per Docket No. K310674R, the Rent Administrator found 
          that an overcharge claim does not lie when a required service 
          normally provided by the owner is removed or discontinued.  In the 
          determination per Docket No. 10627, the Rent Administrator 
          determined, in pertinent part, that blinds are a required service 
          the owner provides and must replace if they cannot be repaired, but 
          that the tenant is responsible for their cleaning and maintenance.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an 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 based on a 
          physical inspection confirming the existence of missing items in 
          the subject apartment for which a rent reduction is warranted.

          The Commissioner also notes that Section 2520.13 of the Code 
          provides that an agreement by the tenant to waive the benefit of 
          any portion of the Rent Stabilization Law or Code is void.

          The record, including a prior DHCR determination, establishes that 
          blinds are a required service the owner must provide.  The fact 
          that the tenant's complaint of a general rent overcharge on these 
          grounds did not lie, and was dismissed, did not prejudice the 
          tenant's right to a finding of decreased services sufficient to 
          warrant a rent reduction, in that there was no substantive 
          determination on the merits of whether there was a services 

          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 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, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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