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

          APPEAL OF                               DOCKET NO.: GK530217RT

               WALLACE JORDAN                     RENT ADMINISTRATOR'S
                                                  DOCKET NO.: FE530221B


          The above-named tenant filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as 503 West 47 Street, Various Apartments, New York, NY.

          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, joined by seven other tenants in this 20 unit building, 
          commenced the proceedings below by filing a complaint on May 21, 
          1991 asserting that the owner had failed to maintain vermin control 
          in the public areas and janitorial services building-wide.  The 
          complaint also stated that there are over 60 pending violations of 
          the Housing Maintenance Code.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that the building is exterminated 
          the first Saturday of each month, and that the building is properly 
          maintained by a resident superintendent.  Letters were received by 
          certified mail from five tenants withdrawing from the complaint.

          On August 3, 1992, the tenant representative inquired about the 
          status of the proceeding and submitted a list of violations placed 
          on the building by the Office of Code Enforcement.

          Thereafter an inspection, on October 13, 1992, of the subject 
          building was conducted by a D.H.C.R inspector who reported that 
          there was no evidence of vermin in the public areas and that the 
          building was reasonably clean.


          In the petition for administrative review, dated November 18, 1992, 
          the tenant asserts that evidence was submitted showing that over 
          100 violations are pending against the building.

          The DHCR served a copy of the petition of the owner on January 5, 

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

          Section 2202.16 of the Rent & Eviction Regulations, authorizes a 
          rent reduction where there has been a decrease in essential 
          services which are defined in Section 2200.3.  An inspection 
          confirmed that the conditions complained about have been corrected.  
          Based on this inspection, the Administrator properly determined 
          that a rent reduction was not warranted.

          Pursuant to Section 2523.4 of the Rent Stabilization code, the DHCR 
          is required to order the rent reduction, upon application by the 
          tenant, where it is found that the owner has failed to maintain 
          required services.  An inspection confirmed that the conditions, 
          complained about have been corrected.  Based on this inspection, 
          the Administrator properly determined that a rent reduction was not 

          The existence of violations of the Housing Maintenance Code does 
          not necessarily establish that a rent reduction is warranted 
          pursuant to the rent regulation laws.  The complaint made only a 
          vague reference to pending violations without putting the owner on 
          notice of which building-wide conditions required repair.  Without 
          such notice and an opportunity to repair subsequent to the 
          complaint, a rent reduction is not warranted.

          THEREFORE, in accordance with the Rent Stabilization Law & Code, 
          the Rent & Eviction Regulations for New York City, and the 
          Emergency Tenant Protection Act of 1974, 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 D. A'GOSTA
                                                  Deputy Commissioner

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