DC110170RO
                                  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.: DC110170RO
                                                  
          RICHARD ALBERT                          RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: BL110738S
                                  PETITIONER            
          ----------------------------------x


          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW AND
                         REVOKING RENT ADMINISTRATOR'S ORDER

          On March 8, 1989 the above named petitioner-owner filed a Petition 
          for Administrative Review against an order of the Rent 
          Administrator issued on February 16, 1989 concerning the housing 
          accommodations known as Apt. 2A, 93-49 222nd Street, Queens 
          Village, NY, wherein the Administrator determined that the owner 
          was not maintaining certain services, directed restoration of such 
          services, and ordered a rent reduction. 

          The Commissioner has reviewed all the evidence of record and has 
          carefully considered that portion relevant to the issues raised on 
          appeal.

          The proceeding was initiated by the tenant filing seven complaints 
          alleging a decrease in various services. 

          The record does not indicate that the complaints were sent to the 
          owner nor does the record contain any answer by the owner to any of 
          the complaints. 

          A physical inspection of the premises by DHCR on February 1, 1989
          revealed that the living room ceiling needed scraping and had 
          peeling paint and plaster, the bedroom wall had cracks, the second 
          bedroom wall had cracks, all windows were defective, there was 
          vermin infestation, and window frames throughout the apartment had 
          peeling paint and plaster.

          The Rent Administrator's order appealed herein ordered a rent 
          reduction based on the inspector's report.
















          DC110170RO

          In the petition for administrative review, the owner asserts, in 
          pertinent part, that the items described in the order are not the 
          items listed in the tenant's complaints and that professional 
          extermination services are provided on a monthly basis but the 
          tenant does not provide access.

          The petition was served on the tenant on June 12, 1989.

          In response, the tenant states that the order should be affirmed 
          because exterminating services provided by the owner are 
          ineffective.

          After careful consideration of the evidence of record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the rent reduction should be revoked.

          Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          order a rent reduction, upon application by a tenant, where it is 
          found that an owner is not maintaining required services.  Such a 
          rent reduction is warranted only  where an owner fails to make 
          necessary repairs after being given notice of the defective 
          conditions.   

          Of the multiple complaints filed by the tenant, none mentioned 
          cracked walls, peeling paint and plaster, or loose and shaky 
          windows.  The tenant did assert infestation problems and the need 
          for the exterior of the windows to be painted but it cannot be 
          determined if these complaints were served on the owner and what, 
          if anything, the owner stated in response.  In these circumstances, 
          the rent reduction ordered by the Administrator cannot be sustained 
          and is hereby revoked.  The Division's records reveal that the 
          tenant has vacated the apartment, rendering further processing of 
          the complaints unnecessary.                                        
                    
          THEREFORE in accordance with the Rent Stabilization Law and Code, 
          it is 

          ORDERED that this petition be and the same hereby is granted and 
          the Rent Administrator's order be and the same hereby is revoked.
                   
          ISSUED:


                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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