FL 210004-RO

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

          APPEAL OF                               DOCKET NO.:                  
          FL 210004-RO; 
                                                  RENT ADMINISTRATOR'S
                     RICHARD COHAN/               DOCKET NO.:
               4800 14TH AVE. MANAGEMENT,         DF 210418-S

                                                  4800 14th Ave.,    
                                   PETITIONER     Apt. 5-H, Brooklyn, N.Y.


          The above-named owner filed a timely petition for administrative 
          review of an order issued on November 8, 1991, concerning the 
          housing accommodations relating to the above-described docket 

          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 June 16, 1989 by filing a 
          complaint asserting that the owner had failed to maintain numerous 
          services in the subject apartment.

          In an answer filed on July 13, 1989, the owner asserted that some 
          items complained-of by the tenant had already been repaired; that 
          the tenant never seemed satisfied with repairs made; and that the 
          other defective conditions will be repaired when the tenant allows 
          the superintendent access.

          The owner attached to his answer a copy of the tenant's complaint.

          FL 210004-RO

          In a subsequent letter dated September 26, 1990, the tenant advised 
          that the owner had still had not made the necessary repairs despite 
          several letters and notices to the owner. The tenant attached 
          copies of said letters and notices.

          Physical inspections of the subject apartment were conducted on 
          July 11, 1990 and October 8, 1991 by a Division staff member who 
          reported the existence of numerous defective conditions.

          Based on these inspections, the Administrator determined the 
          following services not maintained:

                         *    the bathroom walls,             
                         *    the intercom,
                         *    the painting of the apartment door,
                         *    the peephole of the apartment entry door,
                         *    the door frame alignment of the dining 
                              room closet,
                         *    the handle latch of the kitchen cabinet,
                         *    the shower rod,
                         *    the toilet medicine cabinet, and
                         *    leaks/stains of bedroom (1).

          The Administrator directed the restoration of services and further 
          ordered a reduction of the stabilized rent.

          In this petition, the owner contends in substance non-receipt of 
          the tenant's complaint.  The owner also contends that the Adminis- 
          trator's order does not state whether an inspection was made, and 
          without verification of the service decreases a rent reduction is 
          an arbitrary penalty.

          In answer, the tenant states that he did inform the owner of these 
          defective conditions "in person, in writing, by telephone and by 
          agencies".  The tenant submitted copies of these communications.
          The tenant further states that the owner himself, along with his 
          parents who are affiliated with the building management, visited 
          his apartment and "saw these conditions".

          After careful consideration, the Commissioner is of the opinion 
          that this petition should be denied.

          The owner's alleged non-receipt of the tenant's complaint is 
          without merit.  The owner filed an answer to the tenant's complaint 
          in the proceeding below. The record amply shows that besides filing 
          the complaint with the Division, the tenant had at various times 
          put the owner on notice of those defective conditions.

          FL 210004-RO

          Although the Administrator's order does not specify the two inspec- 
          tions, it does state that it is based on a complete review of the 
          record.  Section 2523.4 of the Rent Stabilization Code requires 
          DHCR to reduce the legal regulated rent, upon application by the 
          tenant, for the period for which it is found that the owner has 
          failed to maintain required services.  Required services are  
          defined by Section 2520.6(r) to include repairs and maintenance.  
          In the instant case, two physical inspections of the subject 
          apartment were conducted on July 11, 1990 and October 8, 1991 by a 
          Division staff member who confirmed the existence of numerous 
          defective conditions.

          Accordingly, the Commissioner finds that the owner was sufficiently 
          notified of the complained-of conditions; that the owner had ample 
          time and opportunity to repair the defective conditions but failed 
          to do so; that the Administrator properly based his determination 
          on the entire record, including the July 11, 1990 and October 8, 
          1991 physical inspections: and that pursuant to Section 2523.4(a) 
          of the Code, a rent reduction is warranted based on the finding 
          that the owner has failed to maintain required services. 

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to a de novo application to the Division 
          for a restoration of rent based upon the restoration of services.

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

          ORDERED, that this petition, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 


                                                JOSEPH A. D'AGOSTA
                                                Acting Deputy Commissioner



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