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.: EA510106RO    
                  
          VRANOC REALTY CORP.,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CL510356S           
                             PETITIONER  
                                                   SUBJECT PREMISES:
                                                       500 West 188 St.
                                                       Apt. 5D
                                                       NY, NY
            ----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed a timely petition for administrative 
            review of an order issued on January 9, 1990 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 December 27, 1988 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted that repairs had commenced in the 
            apartment and would be completed on January 18, 1989.
             
            An on-site inspection of the apartment was conducted on December 14, 
            1989 by a DHCR inspector who confirmed the existence of roach 
            infestation in the kitchen area.

            By an order dated January 9, 1990, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 
            rent.

            In its petition for administrative review, the owner contends that 
            there is monthly exterminating in the building and submits a copy of 
            an invoice for December 1989.

            On March 26, 1990, 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 
            EA510106RO











            where it is found that an owner has failed to maintain required 
            services.

            The owner's petition does not establish any basis for modifying or 
            revoking the Administrator's order which determined that the owner 
            was not maintaining required services based on the results of the 
            December 14, 1989 on-site inspection which confirmed the existence 
            of defective conditions, warranting a rent reduction.

            Furthermore, the allegation in the petition that exterminating 
            services were provided is beyond the scope of review, which is 
            limited to the issues and evidence before the Administrator.

            The owner may file a rent restoration application if the facts so 
            warrant.

            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.






            ISSUED:










                                                                          
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


    

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