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

          APPEAL OF                               DOCKET NO.:             
                                                  RENT ADMINISTRATOR'S
                 LYNDALE OPERATING CORP.,         DOCKET NO.:

                                                  PREMISES:  Apt. 6I
                                   PETITIONER     120 West 228th St.
          ----------------------------------x     Bronx, NY


          The above-named petitioner filed a timely petition for adminis- 
          trative review (PAR) against an order of the Administrator issued 
          on March 14, 1990, concerning the housing accommodations relating 
          to the above-described docket number.

          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 February 3, 1989, by filing 
          a complaint which asserts in substance, among other things, that 
          the extermination services were inadequate and there wee "lots of 
          breaks on walls".

          In an answer filed on March 29, 1989, the owner stated in substance 
          that work had been performed and should be completed.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on February 15, 1990, by a Division of Housing and 
          Community Renewal (DHCR) staff member who confirmed that there were 
          mice and roaches in the kitchen and the north wall in the kitchen 
          had cracks in various places.

          By an order dated March 14, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 


          In the petition for administrative review, the owner contends in 
          substance that the two conditions were corrected, and that "neither 
          the tenant nor the DHCR advised us of" these conditions.

          In answer, the tenant asserted in relevant part that the 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 
          authorized to order a rent reduction upon application by a tenant 
          where it is found that an owner has failed to maintain required 

          The owner's petition does not establish any basis to modify or 
          revoke the Administrator's determination based on a February 15, 
          1990 physical inspection which confirmed that there were mice and 
          roaches in the kitchen and the north wall in the kitchen had cracks 
          in various places.  The Commissioner finds that these defective 
          conditions warrant a rent reduction.

          The allegation that "neither the tenant nor the DHCR advised us of" 
          these conditions is without merit.  The record establishes that the 
          tenant's complaint, served on and answered by the owner, stated 
          among other things that the extermination services were inadequate 
          and there were "lots of breaks on walls".  The Commissioner thus 
          finds that the owner was aware of these conditions prior to 
          inspection, and was afforded sufficient opportunity to correct the 
          conditions before the issuance of the Administrator's order.

          The status of the owner's rent restoration applications is as 

                    FF610340OR denied on March 27,  1992;
                    FH610117OR denied on January 9, 1992.

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          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 Rent Administrator's order be, and the same hereby is, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner



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