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

          APPEAL OF                                DOCKET NO.:EC410195RO     
          Bo Hing Realty Corp.,                    RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CL410196S      
                                                   SUBJECT PREMISES:
                                                      118 Madison St.
                                                      Apt. 5
                                                      New York, NY    

            The above-named owner filed a timely petition for administrative 
            review of an order issued on February 23, 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 January 31, 1989 by filing 
            a complaint asserting inter alia lack of hot water and exterminating 

            In answer, the owner denied the allegations and otherwise asserted 
            that services are being provided and maintained.

            Thereafter on February 7, 1990, a physical inspection of the subject 
            apartment was conducted by a DHCR staff member who reported that 
            there was no hot water in the subject apartment; and that mice and 
            roaches infested the apartment.

            By an order dated February 23, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends that on November 2, 1989, the 
            Administrator issued an order under docket number CL430053B which 
            granted a building-wide rent reduction for rat and roach 
            infestation; and that on April 10, 1989, the Administrator 
            terminated  a building-wide heat/hot water complaint under docket 
            number CL410084HW based on a February 15, 1989 inspection revealing 
            adequate heat/hot water services.

            In answer, the tenant asserted in substance that the defective 
            conditions continue to exist.


            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 required 
            services. The owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            February 7, 1990 physical inspection which confirmed the existence 
            of defective conditions, warranting a rent reduction. 

            With regard to the owner's allegations of a similar rent reduction 
            in 1989, the Commissioner notes that such rent reduction was based 
            on a building-wide physical inspection and concerned building-wide 
            defects which are entirely different from the conditions in this 
            individual apartment.

            With regard to the terminated building-wide heat/hot water 
            complaint, the Commissioner notes that such termination was based on 
            a physical inspection conducted nearly a year before the inspection 
            in the instant proceeding.

            The Commissioner notes the status of the owner's rent restoration 
            applications as follows: EC410050OR denied on September 24, 1990 and 
            EJ410158OR granted on July 16, 1991.

            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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