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

          APPEAL OF                                    DOCKET NO.:
                   J H J REALTY CO.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          CC410679S  


          On June 5, 1989, the above-named petitioner-owner filed a Petition 
          for Administrative Review (PAR) against an order of the Rent 
          Administrator issued on May 8, 1989.  The order concerned housing 
          accommodations located at 55 West 105th Street, Apartment 1, 
          New York, New York.  The Administrator directed restoration of 
          services and ordered a rent reduction for failure to maintain 
          required services. 

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

          The proceeding below was commenced on March 3, 1988, when the 
          tenant filed a Statement of Complaint of Decrease in Services in 
          which it was alleged, in substance, that the owner was not 
          maintaining certain required services.

          The owner was served with a copy of the complaint and afforded an 
          opportunity to respond.  The owner filed a response on June 28, 
          1988 and stated, in sum, that required services were being 
          maintained and that it had made necessary repairs.

          An inspection of the subject apartment was conducted on April 18, 
          1989 and revealed the following:

               1.   Apartment entrance door lock is defective.
               2.   Bathroom door out of line, does not close


          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the conditions upon which the rent reduction was based, were, in 
          fact, not defective, and that the condition concerning the apart- 
          ment entrance door lock was not part of the tenant's original 

          The tenant filed a response on September 19, 1989 and stated that 
          the specified conditions were indeed defective and were still in 

          After careful review of the evidence in the record, the Commis- 
          sioner is of the opinion that the petition should be granted in 
          part and the order here under review should be affirmed as modified 

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          A review of the complaint confirms that the tenant never made a 
          specific complaint regarding a defective apartment entrance door 
          lock.  The complaint regarding the apartment entrance door did not 
          refer to the lock but instead alleged that the front door did not 
          fit properly, leaving a gap between the door and doorway which 
          causes drafts.  The inspector did not so report.  Accordingly, the 
          finding regarding this condition must be revoked.

          The balance of the Administrator's order is affirmed.  The Commis- 
          sioner notes that the tenant may apply to the DHCR for a rent 
          reduction based on the owner's additional failure to maintain 
          required services.  

          The Commissioner finds that the Administrator based all findings, 
          except those regarding the defective apartment entrance door lock, 
          on the entire record including the results of the physical inspec- 
          tion described above.  The Commissioner affirms the rent reduction 
          ordered for this rent stabilized tenant based on the defective 
          condition not revoked by this order, namely, the defective bathroom 


          Division records indicate that the owner had filed an application 
          to restore the rent which was granted on January 24, 1990, under 
          Docket No. DF410215OR.

          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 Stabiliza- 
          tion Law and Code, it is 

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed as modified herein.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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