EA 110374-RO

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

          APPEAL OF                               DOCKET NO.:              
                                                  EA 110374-RO               
                    JAIME ASSOCIATES,             RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DH 110506-S            


          On January 12, 1990, the above-named owner-petitioner filed a 
          Petition for Administrative Review of an order issued on December 
          18, 1989 by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, NY, concerning the housing accommodation known as 102-30 
          Queens Boulevard, Apt. 2P, Forest Hills, NY, wherein the 
          Administrator directed the restoration of services, further finding 
          that a rent reduction based thereon was warranted.

          The issue in this appeal is whether the Administrator's order was 
          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 by the administrative appeal.  

          This proceeding was commenced on August 19, 1989 by the subject 
          tenant filing a complaint of decrease in services, alleging 
          numerous defective conditions in need of repair including a cracked 
          ceiling in the living room. 

          On August 31, 1989, a copy of the complaint was forwarded to the 
          owner.  The owner filed an answer stating, in pertinent part, that 
          the tenant had not given prior notice of any of the items listed in 
          the complaint and that all services had been maintained.

          EA 110374-RO

          On December 5, 1989, a Division staff member made a physical 
          inspection and the inspector reported, among other things, that 
          there was a crack in the living room ceiling. 

          On December 18, 1989, the Administrator issued the order hereunder 
          review, reducing the tenant's rent to the level that was in effect 
          prior to the last rent guidelines increase based on the inspector's 
          finding of a crack in the living room ceiling.

          In the petition for administrative review, the owner seeks reversal 
          of the order, stating that it purchased the subject building in 
          December, 1988 at which time the records of the prior owner 
          revealed the subject tenant's apartment was last painted in April, 
          1984, and the tenant never requested a painting job, which would 
          have been provided if requested.  The owner also submits its own 
          letter to the tenant dated December 20, 1989 wherein the tenant is 
          requested to arrange a mutually convenient access date with the 
          owner's painter.

          The tenant did not file an answer to the petition.

          The Commissioner is of the opinion that the owner's petition should 
          be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, a tenant 
          may apply to the DHCR for a reduction of the legal regulated rent 
          to the level in effect prior to the most recent guidelines 
          adjustment, and the DHCR shall so reduce the rent for the period 
          which it is found that the owner has failed to maintain required 

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.
          The evidence of record shows that the Administrator based his 
          determination on the entire record, including the results of the 
          Division's December 5, 1989 inspection results which showed there 
          was a crack in the living room ceiling.  Therefore, the 
          Commissioner finds that the Administrator correctly determined that 
          the owner had failed to maintain services and properly reduced the 
          tenant's rent.

          Although the tenant is said to have never requested painting, the 
          record shows that the complaint was sent to the owner on August 31, 
          1989, thereby putting the owner on notice as to the item in ques- 
          tion.  As such, the owner had three and one half months to repair 
          the ceiling crack prior to the issuance of the Administrator's 

          order.  Moreover, the petitioner admits it was cognizant the 
          apartment had not been painted for a period in excess of three 

          EA 110374-RO

          years upon its review of the prior owner's records in December, 

          The owner's December 20, 1989 letter requesting an access date was 
          sent after the issuance of the order and does not establish that 
          the order was not warranted.  

          The Division's records reveal that the owner's rent restoration 
          application was denied on August 15, 1990 (DRO Docket No. EA- 
          110043-OR).  The rent reduction remains in effect until an order 
          restoring rent is issued by the DHCR.

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

          ORDERED, that this petition be, and the same hereby is, denied and 
          the Rent Administrator's order be, and the same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner



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