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

          APPEAL OF                                DOCKET NO.: EA410309RO    
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CJ410364S 
                                                   SUBJECT PREMISES:
                                                       108 West 15 St.
                                                       Apt. 4B
                                                       NY, NY


            The above-named owner filed a timely petition for administrative 
            review of an order issued on October 27, 1989 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 on October 11, 1988 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted in substance that the tenant allowed 
            excessive water to rot the bathtub, the vanity and the kitchen sink; 
            and that the plumbing fixtures were "damaged as a result of 
            negligence by the tenant" according to the attached copy of a letter 
            from a plumber who allegedly investigated the plumbing fixtures in 

            An on-site inspection of the apartment was conducted on October 11, 
            1989 by a DHCR inspector who confirmed that the base of the bathroom 
            vanity was rotted; and there was vermin infestation in the kitchen 
            and the bathroom.

            By an order dated October 27, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 

            In the petition for administrative review, the owner contends that 
            the bathroom vanity was newly installed and only the tenant's 
            negligent use of excessive water could cause the vanity base to rot; 
            that the tenant did not avail herself of monthly exterminating 
            services. The owner also alleged, without any substantiation, that 
            he received the inspection report and was allowed no opportunity to 

            correct the conditions.

            DHCR mailed a copy of the petition to the tenant.

            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 
            authorized to order a rent reduction upon application by a tenant 
            where it is found that an owner has failed to maintain required 

            The owner's petition does not establish any basis for modifying or 
            revoking the Administrator's determination, nor does the record 
            support the owner's contention that the tenant's negligence caused 
            the defects. The owner was not maintaining required services based 
            on the results of the October 11, 1989 on-site inspection which 
            confirmed the existence of defective conditions, warranting a rent 
            reduction. The determination was in all respects proper and is 
            hereby sustained.

            The Commissioner notes that the owner's rent restoration application 
            (GE410221OR) was granted on August 27, 1993.

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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