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

          APPEAL OF                               DOCKET NO.:
                                                  DOCKET NO.:

                                                  PREMISES: Apt.3J
                                                  2275 Barker Avenue Street
                                                  Bronx, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 13, 1989 concerning the 
          housing accommodations relating to the above-described docket 

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding below on September 21, 1989 by 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          In answer, the owner alleged that it attempted at various times to 
          inspect the apartment and do necessary repairs; but the tenant 
          would not allow access because the tenant claimed she slept during 
          the day and worked at night.

          The owner submitted no proof of scheduling access for repairs via 
          regular and certified mailings to the tenant, with a return 

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 10, 1987 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By order dated January 15, 1988, the Administrator directed the 
          restoration of services and ordered a rent reduction as follows:


               1. The electrical wiring repairs were done
                  in an unworkmanlike. As a result,
                  hanging wires are evident in the
                  hallway and the living room.                $5.00
               2. There is rodent infestation.                $4.00
               3. The kitchen floor is uneven and 
                  defective.                                  $3.00
                                                      Total: $12.00   

          In the petition for administrative review, the owner contends that 
          the electrical wiring was done by the tenant; that the tenant does 
          not cooperate with the monthly exterminating service; and that the 
          owner cannot be responsible for an uneven defective kitchen floor, 
          which is a result of the natural settling of the building. The 
          owner submitted copies of monthly exterminating service slips, some 
          of which were signed by the tenant.

          A copy of the petition was mailed to the tenant on March 14, 1988.

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

          The owner offered no proof in the proceeding below or in this 
          petition in alleging that the tenant caused the defective 
          electrical wiring.

          The assertion that the tenant failed to cooperate with the monthly 
          exterminating service is unsubstantiated. To the contrary, some of 
          the copies of monthly exterminating service slips were signed by 
          the tenant.  Despite the tenant's availing of this service, the 
          inspector found that there was still rodent infestation in the 
          subject apartment.

          The contention that the uneven defective kitchen floor was a result 
          of the natural settling of the building is no excuse for failure to 
          repair completely and effectively the kitchen floor.

          The Commissioner finds that the Administrator's determination was 
          properly based on a timely on-site inspection which found defective 
          conditions in the apartment, warranting a rent reduction. 
          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.


          THEREFORE, in accordance with the Rent and Eviction Regulations,  
          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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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