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

          APPEAL OF                                    DOCKET NO.: DD510101RO

                    Britton Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CB410398S


          On April 20, 1989, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on April 4, 
          1989, by the Rent Administrator, concerning the housing 
          accommodation known as 600 West 136 Street, Apt. 6A, New York, 
          N.Y., wherein the Administrator determined that the owner was not 
          maintaining certain required services, directed restoration of such 
          services, and ordered a rent reduction.

          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.

          A review of the record reveals that the tenant filed a complaint on 
          February 10, 1988 alleging that the owner was not maintaining 
          various services.

          In answer to the complaint, the owner asserted that all repairs 
          would be completed by April 30, 1988.

          A physical inspection on March 16, 1989 revealed water stains on 
          the ceilings in the bathroom and three bedrooms, and evidence of 
          mice and roach infestation.

          Based on this report, the Rent Administrator issued the order 
          appealed herein.

          In the petition for administrative review, the owner seeks reversal 
          of the order because the tenant painted the apartment herself and 


          was reimbursed by the owner and regular monthly exterminating 
          service is provided.  The owner submitted a copy of a letter dated 
          July 31, 1987 confirming that the tenant had painted the apartment 
          and it had been inspected by the superintendent; a copy of a 
          receipt for $350.00 paid to the tenant on August 4, 1987 for 
          painting and plastering; and copies of paid bills for exterminating 
          service for January, February, and March 1989.

          The tenant filed an answer opposing the petition because of 
          deplorable conditions throughout the apartment, including water 
          leaks from the roof and huge rat holes in the kitchen.

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

          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 the owner is not maintaining required services.  
          Required services are defined by Section 2520.6(r) to include 
          repairs and maintenance.

          In the instant case, the owner's petition fails to establish any 
          basis for modifying or revoking the Administrator's order which was 
          based on a physical inspection confirming the owner's failure to 
          maintain required services.  The tenant's complaint alleged roof 
          leaks and infestation, among other things.  Evidence that the 
          tenant painted and was reimbursed does not establish that the leaks 
          causing water stains on the ceilings were corrected.  Similarly, 
          evidence of regular monthly exterminating services does not 
          establish that such service is effective or is utilized by the 

          The tenant is advised to file a non-compliance proceeding with DHCR 
          if the owner has not restored required services.

          The owner is advised to file a rent restoration application if the 
          facts so warrant.

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of the petition 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 


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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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