OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                               DOCKET NO.:
          Leon Goldstein,                         RENT ADMINISTRATOR'S
                                                       DOCKET NO.:

                                                  PREMISES: Apt.20
                                                  177 16th. Street
                                                  Brooklyn, NY

          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 3, 1990 concerning the housing 
          accommodations relating to the above-described docket number.

          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 on September 13, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment. In relevant part, the tenant 
          mentioned the existence of rodents and the lack of exterminating 

          On October 25, 1988, a copy of the complaint was served on the 

          On November 14, 1988, the owner requested an extension to file an 

          In an answer filed on November 22, 1988, the owner denied the 
          allegations in the complaint and  otherwise asserted that services 
          were being maintained.In relevant part, the owner asserted that 
          extermination services are provided monthly on the last Saturday 
          when most tenants would be at home, and the tenant only provided 
          access twice during the period of January 1988 through October 

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 14, 1989 by a DHCR staff member who confirmed 


          the existence of roach infestation in the bathroom.

          By an order dated January 3, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that he proved in the proceeding below prior to the 
          issuance of the Administrator's order that the tenant refused 
          extermination services; and the tenant originally complained of 
          roaches in the kitchen, not in the bathroom.

          A copy of the petition was mailed to the tenant on April 2, 1990.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied and the Administrator's order 

          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 
          services. The owner's petition does not establish any basis to 
          modify or revoke the Administrator's determination that the owner 
          was not maintaining required services based on a physical 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. The record fails to establish that the 
          tenant refused access to exterminating services. The record shows 
          that the tenant did complain about rodents including roaches in the 
          bathroom. Accordingly, the Commissioner finds that the order 
          appealed from was proper in all respects and is hereby sustained.

          The automatic stay of the retroactive rent reduction 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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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