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

          APPEAL OF                                DOCKET NO.:GG420096RO     
          Mike Camenzuli/ Mullen and Woods Inc.    RENT ADMINISTRATOR'S
                                                   DOCKET NO.:ED420089B      
                                                   SUBJECT PREMISES:
                                                      404 West 50 St.
                                                      Apt. 4
                                                      NY, NY     


            The above-named owner filed a timely petition for administrative 
            review of an order issued on June 19, 1992 concerning the housing 
            accommodations relating to the above-described docket number.  

            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 this proceeding on April 30, 1990 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services which in relevant part included having "no trash cans" in 
            the building.

            In answer, the owner denied the allegations and otherwise asserted 
            that all services are provided, including garbage cans for the 

            On August 23, 1991, an on-site inspection of the building  was 
            conducted by a DHCR staff member who confirmed that the public 
            hallways were dirty; the lighting between the street door and the 
            second floor was inadequate; and there were no trash cans in the 

            The owner filed on March 6, 1992 a statement, asserting that the 
            conditions had been corrected.

            On May 22, 1992, another on-site inspection of the building was 
            conducted by a DHCR staff member who reported that the public halls 
            were dirty; that there was no trash area and no garbage cans in the 

            By an order dated June 19, 1992, the Administrator directed the 
            restoration of services and ordered a $5.00 reduction per month of 
            the maximum legal rent, based on the determination that building-

            wide janitorial services were not provided.

            In the petition for administrative review, the owner contends in 
            substance that there is a visiting building superintendent "who  
            cleans the hallways, the street and arranges garbage disposal on 
            collection days."

            On July 28, 1992, DHCR mailed a copy of the petition to the tenant.

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

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            DHCR is authorized to order a rent reduction, upon application by a 
            tenant, where it is found that an owner has failed to maintain 
            required services.

            The petition does not make clear whether it is the contention that 
            janitorial services were provided before the apartment was inspected 
            or before the order was issued, or whether the contention is that 
            janitorial services were provided following the issuance of the 
            Administrator's order.  If it is the former, then the owner's 
            allegation is belied by the report of the DHCR inspector.  If it is 
            the latter, then the order reducing the rent was nevertheless 
            correct when issued.

            The owner may file a rent restoration application if the facts so 

            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 and Eviction Regulations, it 

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


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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