EC 230278-RO
                                    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.:   
                                                  EC 230278-RO             
                 HEIGHTS MANAGEMENT,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:    
                                  PETITIONER      DB 230116-B  
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          On March 23, 1990, the above-named petitioner owner filed a Peti- 
          tion for Administrative Review (PAR) against an order issued on 
          February 28, 1990, by the Rent Administrator at Gertz Plaza, 
          Jamaica, New York, concerning the housing accommodation known as 
          286 Clinton Street, Brooklyn, New York, wherein the Administrator 
          determined the tenants' complaint of decreased services building- 
          wide, in proceedings commenced on January 30, 1989.  

          The challenged order reduced the tenants' rents based on the 
          results of an inspection conducted on November 30, 1989, that 
          confirmed the tenants' complaints of rodent infestation, public 
          hallways in need of sweeping, a defective entrance door that did 
          not stay closed and a defective rear door that had a loose lock and 
          defective metal cover.

          On appeal, the owner contends that the services had been restored 
          in late 1989 prior to the order.  The owner asserts that the 
          entrance and rear doors had been replaced.  The owner also 
          reasserts as below, that exterminating services are provided on a 
          regular basis, and more frequently when necessary, and that the 
          public areas are maintained and cleaned weekly.

          Several tenants answered the petition and denied that new doors had 
          been installed or that any of the other defective conditions had 
          been corrected.

          Items of normal maintenance should have been resolved within the 
          ten (10) months period between the commencement of the proceedings 
          and the inspection.  The owner's assertions of frequent and ade- 
          quate, periodic building maintenance and exterminating services are 
          belied by the November 30, 1989 inspection.  The exterminating and 
          maintenance services provided did not appear to have been adequate.  











          EC 230278-RO

           

          Concerning the replacement of the entrance and rear doors, the 
          Commissioner notes that the owner failed to establish when the 
          repairs were completed.  If the repairs were made before the order 
          issued there is no indication that the owner advised the Adminis- 
          trator for his consideration.  Consequently, the determination 
          below was correct based on the record presented.  If, on the other 
          hand, repairs were completed following the issuance of the order, 
          then no warrant exists to reconsider the determination.  

          The owner is advised to file a rent restoration application when 
          all necessary repairs have been completed.


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

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


          ISSUED:




                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner
    

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