FF 610314 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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: FF 610314 RO

     MARTIN SHAPIRO                     DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: EK 610712 S
                        PETITIONER
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On  June  17, 1991 the above named petitioner-owner  timely
refiled a Petition for Administrative Review of an order  of  the
Rent  Administrator  issued  May 2, 1991.   The  order  concerned
housing  accommodations known as Apt. 3 located at 2  East  167th
Street,  Bronx,  N.Y.  wherein the  Administrator  order  a  rent
reduction for failure to maintain required or essential services.

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

      The  tenant commenced this proceeding by filing a Statement
of  Complaint of Decrease in Services on November 29, 1990.   She
alleged the following services deficiencies:

          1.  Rat and rodent infestation
          
          2.  Wall under kitchen sink in need of
              repair

          3.  Floor and wall bathroom tile in need
              of repair

          4.  No smoke detector
          
          5.  Entrance door frame needs repair
          
          6.  Gas stove leak
          7.  Inoperative refrigerator
          
          8.  Defective electric wall outlets
          
          9.  Bathroom wood saddle needs to be
              replaced

         10.  Window sashes in all rooms need
              repair

         11.  Wood floor in front of bathroom
              hall needs repair

         12.  Kitchen sink corroded
     
         13.  Kitchen cabinets need replacement
     
         14.  Wood floor by entrance door in need of
              repair.

      The  owner  was  served with a copy of  the  complaint  and
afforded  an  opportunity to respond.  On December  13,  1990  an
answer  was filed wherein the owner stated that: (1) all  repairs
were  made,  (2)  pursuant to a "so-ordered"  stipulation  of  an
action in Housing Court, dated December 3, 1990, the owner agreed
to  complete all repairs by December 8, 1990 and the  tenant  was
granted one month's rent abatement thereby negating the need  for
the  Administrator  to order one and, (3) the tenant  has  agreed
that  all repairs have been made.  The owner attached a  copy  of
the stipulation, work orders for repairs in the apartment, and  a
statement  by  an  exterminator attesting to the availability  of
extermination service in the building.

      The  Administrator  ordered a physical  inspection  of  the
subject  apartment.  The inspection was conducted  on  April  17,
1991 and revealed the following:

          1.  Evidence of roach and rodent infestation
          
          2.  Kitchen wall cabinet door will
              not close.

The following services were found to have ben maintained:

          1.  No evidence of defective kitchen sink
              wall

          2.  Bathroom floor and wall tiles repaired
          
          3.  Apartment door frame not defective
          4.  No gas leak found in stove
          
          5.  No evidence of refrigerator defect
          
          6.  No defects in electrical outlets
          
          7.  Bathroom door saddle replaced
          
          8.  All apartment windows are new
          
          9.  Bathroom floor replaced
          
         10.  No evidence of defective sink
     
         11.  Apartment floors not defective.
     
      The  inspector noted that the tenant had a smoke  detector,
but  that  the  detector  was not installed.   The  Administrator
ordered a rent reduction, effective January 1, 1991, based on the
inspector's report.

      On  appeal, the owner states that the kitchen wall  cabinet
has  been  replaced with a new one and that exterminator services
are  provided on a regular basis but the exterminator saw no sign
of  infestation.  The tenant filed a response to the petition  on
July 14, 1991 wherein she stated that the kitchen cabinet had not
been  replaced.  She also stated that there are visible signs  of
rats  and water bugs in the apartment, that the exterminator does
not  come  at regular intervals and, when extermination  services
are provided, the chemicals used do not kill the vermin.

      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

      With  regard  to  the kitchen cabinet, the  owner  has  not
submitted any evidence to establish that the cabinet was replaced
before  the  Administrator's order  was  issued  and  the  tenant
maintains that this repair has yet to be done.  If the owner  has
restored  all  services  the Administrator  found  to  have  been
decreased, the owner may file for rent restoration.  With  regard
to  the  issue  of  roach  and  rodent  infestation,  the  tenant
similarly  disputed the owner's statement, in the petition,  that
effective   extermination  services  are  being  provided.    The
Commissioner  finds  the inspector's report  dispositive  on  the
issue of the existence of the infestation.  The owner is under  a
duty  to correct the problem and eliminate the infestation in  an
effective  manner which may require more frequent  treatments  by
the   exterminator  and/or  the  use  of  different  or  stronger
chemicals.  The order here under review is affirmed.

      THEREFORE, pursuant to the Rent Stabilization Law and  Code
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, affirmed.

ISSUED:



                                    JOSEPH A. D'AGOSTA
                                    Acting Deputy Commissioner

    

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