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

          APPEAL OF                                    DOCKET NO.:
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 11, 1992, concerning the 
          housing accommodations known as 400 East 58th Street, Apt. 4C, 
          New York, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

          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 these proceedings by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint, or asserted that the tenant failed to cooperate with the 
          owner's efforts to ascertain conditions regarding repairs, or 
          otherwise asserted that required repairs had been or will be 

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported walls and ceilings peeling 
          paint and plaster apartment-wide and in need of repairs, and 
          evidence of rodent infestation.  Other services were found to have 
          been maintained.

          The Rent Administrator directed the owner to restore services and 
          further ordered a reduction of the stabilization rent.


          In the petition for administrative review, the owner reiterates 
          that any delays in correcting the wall and ceiling defects were due 
          to tenant's refusal to provide access.  In support the owner 
          submits, among other items, letters mailed on November 4, 1991 by 
          certified mailing and on February 18, 1992, also by certified 
          mailing, requesting access to paint the apartment; the second 
          letter was after the date of the Administrator's order.  The owner 
          also reiterates that exterminating services are provided on a 
          regularly scheduled basis and more frequently if needed.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, the DHCR 
          is required to order a rent reduction upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner does not establish any basis for modifying or 
          revoking the Rent Administrator's order that the owner was not 
          maintaining required services.  The evidence the owner submitted in 
          the proceedings below did not rise to the level required to trigger 
          a "no-access" inspection, detailed in Policy Statement 90-5:  
          Arranging Repairs No Access Inspection.

          The additional evidence of attempts to gain access prior to the 
          order to complete the painting and plastering repairs, submitted 
          for the first time on appeal, could not be considered, since scope 
          of review is limited to evidence and issues submitted to the Rent 
          Administrator for consideration and, in any event, was insufficient 
          to warrant reconsideration of the Rent Administrator's order.

          The record does reflect that the owner has made good faith efforts 
          to exterminate over a period of time, and that the exterminator 
          comes to the building on a regular basis.  However, the inspection 
          confirmed that the measures were ineffective, in that there 
          remained evidence of rodent infestation. 
          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance of this 
          order and opinion.

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


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

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  


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