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

          APPEAL OF                               DOCKET NO.:              
                      MARC NELSON,   
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     EC230068B 


          On June 26, 1992, the above-named petitioner-owner filed a peti- 
          tion for administrative review (PAR) of an order issued on June 19, 
          1992, by the Rent Administrator, concerning the housing accommoda- 
          tions known as 2101 Westbury Court, Brooklyn, NY, various 
          apartments wherein the Administrator determined that a reduction in 
          rent was warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

          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 rent regulated apartments in the subject building.  

          On March 22, 1990, the tenants filed a complaint alleging that the 
          owner failed to maintain services throughout the subject building.

          The owner filed an answer to the tenants' complaint asserting that 
          he recently took over ownership and management of the premises; 
          that the building is undergoing renovation and that all relevant 
          services are being provided.

          DHCR inspections conducted on November 8, 1991 and May 11, 1992, 
          revealed that although the owner corrected sundry service items 
          specified in the tenants' complaint, the incinerator rooms were 
          dirty and the public areas infested with vermin.


          On appeal, the petitioner-owner asserted, in pertinent part, that 
          he has a service contract to provide vermin control and that all 
          incinerator rooms were clean.

          The petition was served on the tenants on July 8, 1992, and the 
          tenant of Apartment 5-G filed an answer to the petition stating 
          that his apartment was in need of painting and that his sink needed 
          replacement.  On August 26, 1992, the owner sur-replied that the 
          tenant's comments were irrelevant to the issues noted in the 
          petition.  Other tenants filed answers in July, 1992 alleging, in 
          pertinent part, that the owner was not maintaining exterminator and 
          incinerator room services.

          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 Division of Housing and Community Renewal 
          (DHCR) for 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.

          Section 2202.16 of the Rent and Eviction Regulations provides that 
          an owner's failure to maintain services may result in an order of 
          decrease in maximum rent, in an amount determined by the discretion 
          of the Rent Administrator.

          The Commissioner has considered and rejects the petitioner's claim 
          on appeal that the required repairs were made prior to the issuance 
          of the Rent Administrator's order.

          A copy of the tenant's complaint was mailed to the owner on April 
          9, 1990 and the Rent Administrator's order was issued on June 19, 

          It is apparent that the owner had approximately twenty-six (26) 
          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 inspector's report showed that as of May 11, 1992, the owner 
          failed to correct all of the service deficiencies specified in the 
          tenants' complaint.


          Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the Rent Administrator's determina- 

          The Commissioner finds, that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspections conducted on November 8, 1991 and May 
          11, 1992, and that pursuant to Section 2523.4(a) of the Code and 
          Section 2203.16 of the Rent and Eviction Regulations, the Adminis- 
          trator was mandated to reduce the rent upon determining that the 
          owner had failed to maintain services.

          As regards the rent stabilized tenants, 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.

          The Commissioner notes that there is a pending application for rent 
          restoration under Docket No. GF230097OR.

          THEREFORE, in accordance with the provisions of the Rent and Evic- 
          tion Regulations for New York City and the Rent Stabilization Law 
          and Code, it is

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


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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