EL 110233 RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          -----------------------------------X
          IN THE MATTER OF THE ADMINISTRATIVE  ADMINISTRATIVE REVIEW
          APPEAL OF                            DOCKET NO.: EL 110233 RO

               S. Sirulnick                    DISTRICT RENT ADMINISTRATOR
               Ditmas Management,              DOCKET NO.: DJ 110379 S
                                                  
                                   PETITIONER  
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 19, 1990, the above-named petitioner filed a Petition 
          for Administrative Review against an order issued on November 30, 
          1990 by the Rent  Administrator  of  the  Gertz  Plaza,  Jamaica,
          District Rent Office, concerning the housing accommodations known 
          as 1012 Nameoke Street, Apt. 4D, Far Rockaway, New York.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9NYCRR 2523.4.

          The issue herein is whether there  was  a  decrease  in  services
          warranting reduction of the legal regulated rent.

          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 by the administrative appeal.

          On October 4, 1989 the tenant filed a complaint  of  decrease  in
          services, alleging among  other  conditions  complained  of,  the
          following: vermin infestation and holes in the walls.

          In its answer, dated December 21, 1989, the  owner  responded  to
          the above  complaint by stating that exterminating  services  are
          available.

          On November 16, 1990 a physical inspection of the subject housing 
          accommodation was conducted by the DHCR.  The inspector's  report
          confirmed existence of some of the complained of conditions,  but
          not of others.

          On November 30, 1990, the  Rent  Administrator  issued  an  order
          based on the report of  the  physical  inspection,  reducing  the
          legal regulated  rent  by  the  percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced
          before December 1, 1989, the effective date  of  the  order,  and
          directing the owner to refund to the tenant all amounts collected 
          in  excess  of  the  reduced  rent  since  the  above   mentioned
          effective date.

          In its petition, the owner contends that these defects  that  the
          inspector found were minor in nature, and would  be  repaired  by
          regular maintenance.  The owner further contends that one of  the






          EL 110233 RO
          inspectors findings (a gap between the baseboard  and  the  wall)
          should not be considered, since this condition was not complained 
          of by the tenant.

          The Commissioner is of the opinion that this petition  should  be
          denied.

          Despite the owner's assertions, the  physical  inspection  report
          disclosed  the  complained  of  conditions   existed   and,   the
          Commissioner finds that the rent reduction is warranted.  

          An examination of the record  reveals  that,  in  his  complaint,
          tenant complained,  among  other  things,  about  "holes  in  the
          walls,"  and that the DHCR inspector was instructed to  look  for
          holes in the walls.  A logical connection exists between a search 
          for holes in the wall and a finding of a gap between the wall and 
          baseboard.

          This order is issued without prejudice to the  owner's  right  to
          file the appropriate application for restoration of the rent,  if
          the facts so warrant.

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this petition for administrative review be, and the 
          same  hereby  is,  denied,  and,  that  the  order  of  the  Rent
          Administrator be and the same hereby is, affirmed.

          ISSUED:

                                                                           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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