ED430402RO                                  

                                    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.:              
ED430402RO  (Refile of 
                                                              EB430262RO)
                HOP HING REALTY CORP.,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     DE430058B 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner refiled and perfected a timely petition for 
          administrative review (PAR) of an order issued on January 22, 1990 
          concerning the housing accommodations known as 238 Mott Street, New 
          York, New York, wherein the Rent Administrator determined that 
          conditions found at the subject premises constituted building-wide 
          services decreases.

          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 proceedings were commenced by one tenant filing a complaint 
          asserting that the owner has failed to maintain the subject prem- 
          ises.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.  In support the owner submitted monthly 
          invoices for exterminating services and the signed statement of the 
          complainant, stating that the owner had repaired the public areas 
          defects.

          Thereafter, an inspection of the subject premises was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          November 17, 1989 who found vermin infestation and holes in public 
          area floors, the conditions cited in the complaint.













          ED430402RO                                  




          The Rent Administrator directed restoration of the services and, 
          further, ordered a reduction of the controlled rents.  All the 
          controlled tenants benefitted from the rent reduction since the 
          tenant that signed the complaint was rent controlled.

          In its petition for administrative review, the owner states that 
          all holes have been covered and that extermination services are 
          provided on a monthly basis.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          DHCR may order rent reductions where it is found that an owner has 
          failed to maintain the premises or essential 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 services, based on a physical inspection confirming the 
          existence of defective conditions in the subject premises for which 
          rent reductions were warranted.

          The tenant signed a statement below that holes in the public halls 
          had been repaired by May 10, 1989.  However, holes were still 
          evident at the time of the subsequent November 1989 inspection.  If 
          the conditions were corrected prior to the issuance of the order 
          under review, the owner offered no evidence to substantiate the 
          allegation.  If the conditions were corrected after the issuance 
          date, the determination was proper.

          The Administrator's order also states that there was evidence of 
          vermin infestation.  There has been no finding that extermination 
          is not provided or not made available to tenants.  The extermina- 
          tion, as performed, has been ineffective, and such was evident at 
          the time of inspection.

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


          THEREFORE, in accordance with the Rent and Eviction Regulations, 
          for New York City, it is














          ED430402RO                                  


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


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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