OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          APPEAL OF                                DOCKET NO.:EC410196RO
          Bo Hing Realty Corp.,                    RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CL410197S      
                                                   SUBJECT PREMISES:
                                                      118 Madison Street
                                                      Apt. 4
                                                      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 December 21, 1988 by filing 
            a complaint asserting that the owner had failed to maintain inter 
            alia adequate hot water services, extermination services, painting 
            and plastering throughout the apartment, and a broken window in the 

            In an answer filed on January 18, 1989, the owner denied the 
            allegations and otherwise asserted that services are being provided 
            and maintained. The owner also asserted, without substantiation, 
            that the tenant fails to call the regular exterminating service 
            which is available.

            Thereafter, on February 7, 1990, a physical inspection of the 
            subject apartment was conducted by a DHCR staff member who confirmed 
            the existence of inadequate hot water, mice and roach infestation, 
            peeling paint and plaster throughout the apartment and a broken 
            glass on the storm window in 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.

            DHCR mailed a copy of the petition to the tenant who 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 services.
            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the February 7, 
            1990 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: EC410059OR denied on September 24, 1990, 
            EJ410155OR denied on May 21, 1991, FE410183OR denied on December 2, 
            1991 and FL410168OR denied on August 26, 1993.

            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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