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

          APPEAL OF                                    DOCKET NO.: DK510313RO

                    Stellar Management Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CJ510714S

                                       IN PART

          On November 22, 1989, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          November 16, 1989, by the Rent Administrator, concerning the 
          housing accommodation known as 575 West 175th Street, New York, 
          N.Y., Apt. 34, wherein the Administrator determined that a 
          reduction in rent was warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

          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 administrative appeal.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment based upon a diminution in 

          On October 15, 1988, the tenant filed a complaint alleging that the 
          owner failed to maintain required services throughout the subject 
          apartment.  The tenant did not request a rent reduction in the 

          The owner filed an answer to the complaint alleging that all 
          necessary repairs have been made in the subject apartment.

          A DHCR inspection conducted on October 31, 1989, revealed that:


               1)   Kitchen faucet leaks water from hot and cold water 
                    valves; also the P-trap was taped up with 
                    electrical tape (unworkmanlike repair).

               2)   Bathroom door was warped and swollen, door does not 
                    close properly.

               3)   Bathroom cold water faucet has low water pressure.

               4)   Toilet was defective, water runs continuously.

               5)   Front door to apartment was dented and door lock 
                    was inoperative.

               6)   Hot water temperature in bathroom reads 115@ F.

               7)   Burners, pilots on oven and stove were inoperative.

               8)   Floors throughout were uneven and pitch in various 

               The following items were found to be maintained:
               1)   No evidence of holes in apartment floors 

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the tenant failed to request a rent reduction on the complaint and 
          that, therefore, a rent reduction should not have been imposed.

          The petition was served on the tenant on February 7, 1990.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be granted in part.

          A review of the tenant's complaint shows that a rent reduction was 
          not requested.

          Pursuant to Section 2523.4(a), of the Rent Stabilization Code, the 
          Division is required to order a rent reduction based on a finding 
          of failure to maintain services only when a tenant applies for a 
          rent reduction.  Error was committed, therefore, when the Rent 
          Administrator issued a rent reduction for the subject tenant.  The 
          Commissioner notes, however, that the owner remains obligated to 
          restore services and risks additional penalties for failing to 

          Pursuant to Section 2520.6(r) of the Rent Stabilization Code, the 
          definition of services that an owner is required to maintain 
          includes repairs, maintenance, and janitorial services.  Therefore, 
          based upon the findings of the inspection held on October 31, 1989, 


          the Administrator properly directed the owner to restore services.

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

          ORDERED, that the administrative appeal be, and the same hereby is, 
          granted in part, and that the Administrator's order be, and the 
          same hereby is, modified, to revoke the rent reduction for the 
          subject tenant as provided hereinabove.  The order of the Rent 
          Administrator is hereby affirmed in all other respects.

          The tenant may pay any arrears in rent arising as a result of this 
          order and opinion in twenty-four equal monthly installments.


                                             LULA M. ANDERSON
                                             Deputy Commissioner  


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