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

          APPEAL OF                               DOCKET NO.: EH610192RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DC610163S


               On August 20, 1990 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued July 18, 1990. The order concerned housing 
          accommodations known as Apt. 1G located at 1410 Wood Road, Bronx, 
          N.Y.  The Administrator directed restoration of services and 
          ordered a rent reduction for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on March 9, 1989 by 
          filing a Statement of Complaint of Decrease in Services wherein she 
          alleged, in substance, that the owner was not maintaining certain 
          required apartment services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on July 2, 
          1989 and stated, in sum, that the required repairs had been made 
          and that the tenant acknowledged in writing in a statement dated 
          May 15, 1989 that no further repairs were necessary in her 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March 23, 1990 and 
          revealed evidence of roaches in the kitchen, water stained foyer 
          ceiling between the bathroom and living room and peeling bathroom 
          east wall.  All other services were found to have been maintained. 

               The Administrator issued the order hereunder review on July 
          18, 1990 and ordered a rent reduction based on the inspector's 


               On appeal the owner states, in relevant part, that the tenant 
          acknowledged in writing that the required repairs were completed 
          and that the order here under review should not have been issued.  
          The petition was served on the tenant on September 5, 1990.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the order hereunder review should be affirmed as 
          modified herein.

               The Commissioner is of the opinion that the record establishes 
          that the signed work orders submitted by the owner establishes the 
          fact that repairs were actually performed, even though some 
          conditions still remain.  Therefore, the Commissioner is of the 
          opinion that it was reasonable for the owner to conclude that all 
          required work was satisfactorily performed.   The effective date of 
          the rent reduction is modified to be the issuance date of the order 
          appealed herein, when the owner was put on notice of the defective 
          conditions which were not completely and effectively repaired.

               The automatic stay of the retroactive rent abatement which 
          resulted by the filing of this petition is vacated upon issuance of 
          this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. EJ610202OR) has been 
          granted by the Administrator.
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted in part, and that the Rent Administrator's order be, and 
          the same hereby is, affirmed as modified herein.  Any arrears owed 
          by the tenant as a result of the Commissioner's determination 
          herein may be paid off in twelve (12) equal monthly installments or 
          immediately if the tenant vacates.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner




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