GERTZ PLAZA
                     92-31 UNION HALL STREET
                     JAMAICA, NEW YORK 11433

APPEAL OF                                DOCKET NO.:EC410111RO     
General Property Mgmt./                  RENT ADMINISTRATOR'S
John D. Goldman,                         DOCKET NO.:CG410374S      
                                         SUBJECT PREMISES:
                                            420 West 46 Street
                                            Apt. B4
                                            New York, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on February 22, 1990 concerning the 
            housing accommodations relating to the above-described docket 

            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 tenant commenced this proceeding on July 20, 1988 by filing a 
            complaint asserting that the owner had failed to maintain the air 
            conditioner which has been mounted in the wall of the apartment 
            since he moved in in 1980.

            In answer, the owner asserted that he did not provide this air 
            conditioning unit as indicated by a copy of the attached 1984 
            apartment registration. 

            The tenant advised DHCR by a letter filed on November 3, 1989 that 
            he sweated through two hot summers without air conditioning.

            Thereafter on February 5, 1990, a physical inspection of the subject 
            apartment was conducted by a DHCR staff member who confirmed the 
            existence of a defective air conditioner in the subject apartment.

            By an order dated February 22, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.


            In this petition, the owner contends that the air conditioner was 
            not a required service.

            The owner submitted again a copy of the 1984 apartment registration 

            concerning an apartment of four (4) rooms. It is noted that the 
            tenant's apartment has two (2) rooms, not four (4).

            The owner also submitted a one-page copy of a 1988 Order to Show 
            Cause; however, there is nothing in this submission about the air 

            In answer, the tenant asserted that the air conditioner was already 
            in the apartment when he moved in 1980; that the 1984 apartment 
            registration submitted by the owner is wrong because his apartment  
            has only two (2) rooms, not four (4) as registered; and that the 
            1988 Court case he had with the owner has nothing to do with the air 
            conditioner. The tenant submitted letter from three (3) other 
            tenants who resided in the building at that time, stating that all 
            the apartments in the building were provided air conditioner in 

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

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            required to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain services. The 
            owner's petition does not establish any basis to modify or revoke 
            the Administrator's determination based on the record showing that 
            the air conditioner was mounted as an apartment fixture since 1980. 
            An apartment services registration is not conclusive as to what 
            services were being provided, and such registration may be 
            challenged by the tenant. Additionally, there is no evidence to show 
            the owner formally applied to DHCR to discontinue this service.

            Accordingly, the Commissioner finds correct the Administrator's 
            determination based on the February 5, 1990 physical inspection 
            which found the existence of a defective air conditioner, warranting 
            a rent reduction.

            This Order and Opinion is issued without prejudice to the owner's 
            right to file a rent restoration application if the facts so 

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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, affirmed.


                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


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