FI 110073 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.: FI 110073 RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
            VAN KLEECK ASSOCIATES,               DOCKET NO.: FC 110473-S

                                                 SUBJECT PREMISES:
                                                 51-25 Van Kleeck St., Apt. No. 6M
                                PETITIONER       Elmhurst, NY 11373
          ----------------------------------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  August  6,  1991,  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 March 19, 1991 by filing a 
          complaint asserting that the  owner  failed  to  maintain  certain
          services in the subject apartment.

          In its answer filed on April 17, 1991 and June 7, 1991, the  owner
          denied the allegations set forth in  the  tenant's  complaint  and
          otherwise asserted that all required services are  being  provided
          and that the tenant only has to contact the owner if repairs  have
          to be done.

          The tenant filed on July 22,  1991  a  statement  withdrawing  the
          complaint based on the restoration of services.

          However, the subject apartment was inspected on July 25,  1991  by
          DHCR which confirmed the existence of vermin infestation.

          The Administrator  directed  on  August  6,  1991  restoration  of
          services and reduction of the stabilized rent.

          In this petition, the owner contends in substance that it was  not
          informed of the defective conditions by  the  tenant;  that  these
          conditions "were immediately attended to" when DHCR  informed  the
          owner; that the tenant withdrew the complaint before the 






          FI 110073 RO

          inspection and the order's issuance; and that the  conditions  are
          minor, not warranting a rent reduction.

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

          The record establishes that the owner was put  on  notice  of  the
          tenant's complaint;  that  the  owner  performed  repairs  in  the
          subject  apartment;  that  the  tenant  withdrew   the   complaint
          thereafter; and that inspection, however, confirmed the  existence
          of vermin infestation - not  a  minor  matter  -  but  a  decrease
          service warranting rent reduction.

          In cognizance of the owner's good faith efforts to repair and  the
          tenant's withdrawal of the  complaint,  the  owner's  petition  is
          granted in part and the Administrator's order is modified  to  the
          extent that rent reduction is effective on the first rent  payment
          date, one month after the issuance of  the  Administrator's  order
          when the owner knew of the continued existence  of  the  defective
          condition.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          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 in accordance with this Order and Opinion.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


    

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