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

          APPEALS OF                              DOCKET NOS.: FF110304RO
          RONALD E. KATZ                          RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NOS.: DJ110745S
                                  PETITIONER            DJ110770S 

                         REVIEW IN DOCKET NO. FC110105RO

               The above referenced administrative appeals have been 
          consolidated as both contain common issues of law and fact.

               The above named petitioner-owner filed and refiled timely 
          Petitions for Administrative Review against orders of the Rent 
          Administrator concerning housing accommodations known as Apt. F17 
          located at 40-17 Elbertson Ave., Elmhurst, N.Y.  The Administrator 
          ordered rent reductions 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 these proceeding on October 31, 1989 by 
          filing two Statements of Complaint of Decrease in Services.  The 
          complaints were assigned the docket numbers set forth above.  In 
          both proceedings the tenant made the identical complaint, in 
          substance, that the owner had failed to maintain certain required 
          services in the apartment.

               The owner was served with a copy of the complaints and 
          afforded an opportunity to respond. The owner filed the identical 
          response in both proceedings.  The owner stated that the complaints 
          were duplicates and that the conditions were investigated and 
          eliminated.  The owner attached documentation to the responses, in 
          the form of an affidavit from a repairman and a bill for the 
          alleged repairs done.
               The Administrator ordered a physical inspection of the subject 


          apartment in each proceeding.  The inspection in Docket No. 
          DJ110745S was conducted on December 12, 1990 and revealed the 

                    1.   Large bedroom ceiling above windows is stained and 
                         bubbled due to water leaks.  Wall around right 
                         window is stained due to leak,

                    2.   Small bedroom ceiling above window is stained due 
                         to leak.  Wall around left window is stained due to 

                    3.   Living room ceiling above window is stained and 
                         blistered due to leak.  Wall around window is 
                         stained due to leak.

          The inspector also reported that there was no evidence of water 
          leaks in the bathroom ceiling.

               The inspection in Docket No. DJ110770S was conducted on 
          December 27, 1990.  The inspector reported the identical conditions 
          in the living room and large bedroom.  However, the inspector 
          reported that there was no evidence of water leaks in the small 

               The Administrator issued the order in Docket No. DJ110745S on 
          December 28, 1990.  The order in Docket No. DJ110770S was issued on 
          January 10, 1991.  In each case the Administrator set forth the 
          results of the relevant inspection reports and ordered a rent 
          reduction of an amount equal to the most recent guideline 

               The owner has appealed both orders and has stated that the 
          Administrator's findings are contradictory with regard to the issue 
          of leaks in the small bedroom.  The owner also states that repair 
          work was done to the subject apartment on December 11, 1990, 
          December 17, 1990 and April 12, 1991.  The owner attached copies of 
          paid bills for the alleged repair work and an affidavit from a 
          contractor regarding the alleged work done on December 11, 1990.  
          The petitions were served on the tenant.

               The tenant filed a responses in both proceedings wherein he 
          stated that the owner did not make repairs until after the issuance 
          of the Administrator's orders but that services have finally been 

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition appealing Docket 
          No. DJ110745S should be denied but that the petition appealing 
          Docket No. DJ110770S should be granted and the order in Docket No. 
          DJ110770S should be revoked.


               It is apparent that the processing and investigation of two 
          identical complaints filed on the same day by the tenant was in 
          error.  The proceedings should have been consolidated by the 
          Administrator upon the owner's notice set forth in the responses to 
          the complaints.  Therefore, the Administrator is of the opinion 
          that the order issued in Docket No. DJ110770S, which was based on 
          a December 27, 1990 inspection and which was issued two weeks later 
          than the order in Docket No. DJ110745S, should be revoked. 

               The order in Docket No. DJ110745S was supported by the record 
          and correctly issued.  Pursuant to the Section 2523.4 of the Rent 
          Stabilization Code a tenant may apply to the DHCR for a rent 
          reduction and the Administrator shall reduce the rent based on a 
          finding that the owner has failed to maintain required services.  
          Pursuant to Section 2520.6 (r) of the Code, repairs and maintenance 
          are included within the definition of required services.  The 
          Commissioner finds that the Administrator based this determination 
          on the entire record including the results on the on-site physical 
          inspection described above.  The owner has not rebutted that 
          report. Although the owner claims that the living room and small 
          bedroom were painted on December 17, 1990, after the first 
          inspection but before the second, and submitted a statement by a 
          painting contractor to confirm this, the Division's inspector did 
          not find in the December 27, 1990 inspection that either the small 
          bedroom or living room had been painted.  The order bearing Docket 
          No. DJ110745S is affirmed.

               The Commissioner notes that the owner applied for rent 
          restoration and the Administrator granted this application on 
          February 11, 1992 in an order bearing Docket No. FH110122OR.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that the petition for administrative review bearing 
          Docket No. FF110304RO be, and the same hereby is, denied, and that 
          the Rent Administrator's order bearing Docket No. DJ110745S be, and 
          the same hereby is, affirmed, and it is further 

               ORDERED, that the petition for administrative review bearing 
          Docket No. FC110105RO be, and the same hereby is, granted, and that 
          the Rent Administrator's order bearing Docket No. DJ110770S be, and 


          the same hereby is, revoked.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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