GH420129RT
                                  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


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: GH420129RT
                                                  
                                                  RENT ADMINISTRATOR'S
          Murry Salberg                           DOCKET NO.: EH420559S      
                         
                                                  PREMISES: 445 West 23 St.  
                                                            Apt. 3E
                                                            New York, NY
                                  PETITIONER    
          ----------------------------------x                      
                                                                       

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW       
                        

               The above-named tenant filed a timely petition for 
          administrative review of an order issued on July 28, 1992  
          concerning the housing accommodations relating to the above- 
          described docket number.
               
               The issue in this appeal is whether the Administrator's order 
          was warranted. 

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

               This proceeding was commenced on August 23, 1990 by a rent- 
          control tenant who filed a complaint, asserting that the new owner 
          failed to clean up the pigeons and the problems they create; that 
          the pigeons located at the decorative iron balcony of the apartment 
          above the complaining tenant's are loud and dirty the air- 
          conditioner and the windows of the complaining tenant.
               
               On August 30, 1990, the Division mailed to the owner a copy of 
          the tenant's complaint.

               In an answer filed on September 18, 1990, the owner stated in 
          substance that upon receipt of the tenant's complaint, it made 
          numerous requests for access to the above apartment with the 
          pigeons; that the owner finally was given access; and that it 
          applied pigeon repellent which would eliminate further complaints 
          by the tenant.  













          GH420129RT


               On June 9, 1992, the Division mailed the tenant a "Request for 
          information", to respond whether the pigeon problem had been 
          resolved.

               In answer, the tenant stated that on September 6, 1990, the 
          pigeon roost had been cleaned out.  However, the tenant requested 
          a rent reduction for the 3 months of June, July and August 1990.

               On July 8, 1992, the Administrator issued the order 
          terminating the proceeding because the condition in the complaint 
          has been resolved as acknowledged by the tenant.

               In the petition for administrative review, the tenant contends 
          in substance that he deserves a rent reduction for 3 months when he 
          had pigeon dirt on his bedroom windows, when he was unable to open 
          the windows, when he had to wash the air-conditioner daily, and 
          when he was subjected to foul odors.

               On September 1, 1992, the Division mailed a copy of the 
          tenant's petition to the owner.

               In answer, the owner stated in substance that it made all 
          attempts to remove any pigeon feeders on its property; that it 
          acted upon receipt of the tenant's complaint by notifying the 
          tenant with the pigeon roost, requesting access for removal of 
          same; that it had removed the pigeon roost despite the delay in 
          obtaining access; and that it thought that the tenant's complaint 
          had already been withdrawn or resolved more than two years ago, 
          having heard nothing from the tenant.

               On October 2, 1992, the Division mailed a copy of the owner's 
          answer to the tenant.

               In reply, the tenant denied withdrawing the complaint and 
          otherwise asserted that 3 summer months "seem an inordinately long 
          time to correct the problems", warranting a rent reduction.

               The Commissioner is of the opinion that the tenant's petition 
          should be denied.

               A careful review of the evidence in record shows that upon 
          receipt of the tenant's complaint, the owner promptly made numerous 
          requests for access to remove the pigeon roost from the tenant in 
          the above apartment of the subject apartment.  Eventually, the 
          owner removed the pigeon roost; the complaining tenant himself 
          acknowledged the problem resolved on September 6, 1990.

               









          GH420129RT

               The Commissioner thus finds that the owner acted in good faith 
          to remove the complained of conditions; and that any delay in the 
          removal of the pigeon roost was beyond the owner's control.

               THEREFORE, in accordance with the Rent and Eviction 
          Regulations, it is,

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




          ISSUED:


                                                         ___________________
                                                         Joseph A. D'Agosta
                                                         Deputy Commissioner

                    






    

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