EJ 510227 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.:  EJ 510227 RO

                  EL-KAM REALTY COMPANY,
                                                  DRO DOCKET NO.: EC 510613 S

                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On October 12,  1990,  the  above-named  petitioner-owner  timely
          refiled an Administrative  Appeal  against  an  order  issued  on
          August 8, 1990, by the District Rent Administrator,  92-31  Union
          Hall  Street,  Jamaica,  New   York,   concerning   the   housing
          accommodations known as 536 East 89th Street, New York, New York, 
          Apartment 2-D.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly reduced the rent of the subject  apartment  based  on  a
          reduction of repairs and services.

          The District Rent Administrator's order, appealed  herein,  found
          that there had been a  diminution  of  services  and,  therefore,
          reduced the rent of the  subject apartment to the level in effect 
          prior to the last rent guideline increase which commenced  before
          the  effective  date  of  the  order.   The   following   service
          deficiencies were cited in the order:

               1.   Leaks in apartment

               2.   All windows rotted and hard to open

               3.   Unpleasant odors

               4.   Kitchen stove unusable


          On appeal, the petitioner-owner claimed,  in  essence,  that  the
          tenant  was  the  cause  of  all  the  problems  in  the  subject
          apartment.

          After a careful consideration of the entire  evidence  of  record
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code.







          EJ 510227 RO
               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 for which it  is
               found that the owner has  failed  to  maintain  required
               services.

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the Administrator properly based  his
          determination on the results of an impartial inspection  held  on
          June 22, 1990 which bears greater probative value than t e  self-
          serving and  unsupported  allegations  of  the  owner;  and  that
          pursuant to Section 2523.4(a) of the Code, the Administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.

          In its petition, the owner cites DeMartini v. Eimicke, 551 N.Y.S. 
          2d 286 (App. Div., 2nd Dept., 1990), which  allegedly  set  forth
          the proposition that tenant-induced damage must be considered  by
          the District Rent Administrator (DRA) in  determining  whether  a
          rent reduction is warranted.

          The Commissioner notes that in  the  instant  proceeding,  not  a
          scintilla of evidence was submitted by the owner to  support  its
          claim that the tenant was causing the  problems  in  the  subject
          apartment.

          Accordingly,  the  Commissioner  finds  that  the  District  Rent
          Administrator properly determined that the owner had failed to
          maintain services, and correctly reduced the rent of the  subject
          accommodation.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file the appropriate application with the Division for a 
          restoration of rent based upon the restoration  of  services,  if
          the facts so warrant.    



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

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





          ISSUED:
                                                  ------------------------
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
           
             
                                          
    

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