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

          APPEAL OF                               DOCKET NO.: FE610438RO
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: DH610215S


               On May 20, 1991 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 2, 1991. The order concerned housing 
          accommodations known as Apt. 6G located at 1605 Metropolitan Ave., 
          Bronx, N.Y.  The Administrator directed restoration of services and 
          ordered a rent reduction 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 this proceeding on August 8, 1989 by 
          filing a Statement of Complaint of Decrease in Services wherein  he 
          alleged, in substance, that the owner was not maintaining certain 
          required apartment services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on November 
          20, 1989 and stated, in sum, that the required repairs had been 
          made.  The owner attached copies of work orders signed by the 
          tenant which were offered to show that the repairs were, in fact, 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on June 20, 1990 and 
          revealed evidence of peeling bathroom ceiling and east wall.  All 
          other services were found to have been maintained. 

               On August 9, 1990 the Administrator advised the parties of the 
          report of the DHCR inspector.  The owner was afforded 20 days to 
          make repairs and provide evidence of such repairs.  On October 26, 
          1990 the owner notified the Administrator that the required repairs 


          had been done and provided a copy of a tenant sign-off.  However, 
          the tenant also responded to the Administrator's notice on January 
          4, 1991 and stated that the owner had not made the required 

               The Administrator issued the order hereunder review on May 2, 
          1991 and ordered a rent reduction based on the inspector's report. 

               On appeal the owner states that the tenant acknowledged in 
          writing that the required repairs were completed and that the order 
          here under review should not have been issued.  The petition was 
          served on the tenant on June 19, 1991.

               The tenant filed a response on July 3, 1991 and stated, in 
          sum, that the order hereunder review was correctly issued, that the 
          owner had not corrected the conditions reported by the inspector 
          and that the order hereunder review should be affirmed.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          in part and the order should be affirmed as modified herein.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction and the 
          Administrator is required to reduce the rent upon finding that the 
          owner is not maintaining required services.  Section 2520.6 (r) of 
          the Code defines required services as those services required to be 
          provided on the base date including repairs and maintenance.

               The Commissioner finds that the record establishes that the 
          work orders signed by the tenant are proof that repairs were 
          actually performed in the apartment, even though some conditions 
          still remain.  Accordingly, the Commissioner is of the opinion that 
          it was reasonable for the owner to believe that all required work 
          was performed satisfactorily.  The Commissioner modifies the 
          effective date of the rent reduction to the issuance date of the 
          Administrator's order, when the owner was put on notice of the 
          defective conditions, which were not completely and effectively 

               The automatic stay of the retroactive rent abatement which 
          resulted by the filing of the owner's petition is vacated upon 
          issuance of this order and opinion.  The Commissioner notes that 
          the owner's rent restoration application (Docket No. GK610102OR) 
          has been granted by the Administrator.
               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed as modified herein.  Any arrears owed as a 


          result of the Commissioner's determination herein may be paid off 
          in twelve (12) equal monthly installments or immediately if the 
          tenant vacates.

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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