STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: ED110108RO

                    Nathan Katz, 
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DK110222S

                                                       PREMISES: Apt. C6
                                                       47-06 45 Street
                                                       Woodside, N.Y.
                                   PETITIONER
          ------------------------------------x

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW IN 
                      PART AND MODIFYING ADMINISTRATOR'S ORDER

          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 23, 1990 concerning the housing 
          accommodations relating to the above-described docket number.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition.

          The tenant commenced the proceeding below on November 10, 1989 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain services in the subject apartment. The complaint included 
          allegations, among others, of roach infestation and a leaking 
          toilet.

          In an answer filed on December 18, 1989,  the owner asserted that 
          the conditions were remedied. The owner submitted a copy of a 
          "Repair Request" signed on November 27, 1989 by the tenant stating 
          in relevant part that the toilet was repaired and the apartment 
          exterminated.

          On February 21, 1990, a physical inspection of the subject 
          apartment was conducted by a DHCR staff member who confirmed that 
          the toilet flushometer was leaking water when used and there was 
          roach infestation in the apartment.

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

          ED110108RO
















          In the petition for administrative review, the owner contends in 
          substance that the toilet was repaired and the apartment 
          exterminated on November 27, 1989 as acknowledged by the tenant; 
          that there is a regular extermination service which the tenant 
          failed to avail of; and that the tenant never informed the owner 
          whether repairs were satisfactory or additional work was needed.

          In answer, the tenant stated in substance that she wanted her rent 
          reduction.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted in part and the Administrator's 
          order modified accordingly.

          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 
          services.

          Based on the tenant's signed statement that all repairs had been 
          completed, the owner could reasonably assume that no further action 
          was required and that the proceeding before DHCR would be 
          terminated without a rent reduction. Due process requires that the 
          tenant's statement, if submitted by the owner, be served on the 
          tenant and, if challenged, that the owner be advised that the 
          complaint was not being withdrawn.

          In the instant case, the physical inspection revealed that contrary 
          to the owner's allegations and the statement allegedly signed by 
          the tenant, the necessary repairs were not done and could not 
          possibly have been done properly on November 27, 1989 if three 
          months later, the toilet flushometer was leaking water when used 
          and there was roach infestation in the apartment. A rent reduction 
          for these conditions is required pursuant to Section 2523.4 of the 
          Rent Stabilization Code, but because of the failure to verify the 
          tenant's signature on the copy of the "Repair Request" or to advise 
          the owner that the complaint was not being terminated, the 
          effective date of the rent reduction is hereby modified to April 1, 
          1990, the first of the month following issuance of the 
          Administrator's order, when the owner had actual knowledge that the 
          complaint was still active and that DHCR's physical inspection 
          revealed the need for additional repairs.

          The Commissioner notes that the owner's rent restoration 
          application (EE110065OR) was granted on December 11, 1990. Rent 
          arrears may be due the owner from the tenant as a result of this 
          Order and Opinion. Any arrears shall be paid in monthly 
          ED110108RO










          installments which shall not exceed the amount of the monthly rent 
          reduction revoked herein.


          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, granted in 
          part, and that the Administrator's order be, and the same hereby 
          is, modified accordingly.
                 


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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