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

          APPEAL OF                              DOCKET NO.:              
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
              ANDY ANDERSON/390 EASTERN                                   


                              PETITIONER      : 


               On July 1, 1992, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on June 10, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as 390 Eastern Parkway, Brooklyn, N. Y., Apt. 
          2-A, wherein the Administrator determined that the rent for the 
          subject apartment should be reduced to the level in effect prior to 
          the last rent guideline increase, which commenced before the 
          effective date of the order based upon a showing that not all 
          services were being maintained.  The Rent Administrator's 
          determination was based on inspections held on November 19, 1991 
          and May 18, 1992.  The reports, however, showed that the owner had 
          corrected other service derelictions.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.  

               The issue herein is whether the Rent Administrator properly 
          reduced the rent of the subject Rent Stabilized apartment.

          ADM. REVIEW DOCKET NO.: GG210003RO

               On appeal, the petitioner-owner maintained that all work 
          specified in the tenant's complaint was corrected at the time of 
          the inspections.

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should be denied.

               Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 
          a tenant may apply to the DHCR for a reduction of the legal 
          regulated rent to the level in effect prior to the most recent 
          guidelines adjustment, and the DHCR shall so reduce the rent for 
          the period for which it is  found that the owner has failed to 
          maintain required services.

               Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

               Inspections conducted on November 19, 1991 and May 18, 1992 
          confirmed the existence of various service deficiencies, which were 
          the subject of the tenant's complaint filed on May 6, 1991.

               A copy of the tenant's complaint was mailed to the owner on 
          May 8, 1991 and the Rent Administrator's order was issued on June 
          10, 1992.

               It is apparent that the owner had approximately thirteen 
          months to attend to the complained-of conditions, but had failed to 
          do so, prior to the issuance of the Rent Administrator's order.

               The Commissioner notes that the subject tenant submitted an 
          answer on July 16, 1992, to the owner's PAR asserting that the 
          owner still had not adequately addressed the service deficiencies.

               The Commissioner finds, therefore, that the owner has offered 
          insufficient reason to disturb the Rent Administrator's 

               The Commissioner also finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site physical inspections conducted on November 19, 1991 
          and May 18, 1992 and that pursuant to Section 2523.4(a) of the 
          Code, the Administrator was mandated to reduce the rents upon 
          determining that the owner had failed to maintain services.

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

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

          ADM. REVIEW DOCKET NO.: GG210003RO

          is, affirmed.

               This order and opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 
          for a restoration of rent based upon the restoration of services, 
          if the facts so warrant.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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