GC 120120 RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: GC 120120 RO
                                                  
          BENENSON INVESTMENT COMPANY             DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FE 120405 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On March 10, 1992 the above named petitioner-owner timely 
          refiled a Petition for Administrative Review against an order of 
          the Rent Administrator issued March 6, 1992. The order concerned 
          housing accommodations known as Apt A1 located at 37-41 81st 
          Street, Jackson Heights, N.Y.  The Administrator ordered a rent 
          reduction for failure to maintain essential services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on May 13, 1991 wherein he 
          alleged the following services deficiencies:

                    1.   Kitchen cabinets do not close; refrigerator handle 
                         broken;

                    2.   Bathtub does not hold water; bathroom window latch 
                         broken; screen on bathroom window has holes;

                    3.   Broken latch on bedroom right side window;

                    4.   Latch broken on living room left side window; 
                         screen is deteriorated

                    5.   Mice in apartment;

                    6.   Gas leaks in kitchen;

                    7.   Water damaged walls;

                    8.   Kitchen floor in poor condition;












          GC 120120 RO


                    9.   Water leaks and stains apartment wide;

                   10.   Peeling paint and plaster apartment wide.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner failed to respond to the 
          complaint.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on November 18, 1991 and 
          December 24, 1992 and revealed the following:

                    1.   Kitchen cabinet doors do not close properly,

                    2.   Refrigerator handle broken,

                    3.   Leaking hot water faucet on bathtub,

                    4.   Window lock broken in bathroom # 1,

                    5.   Right window lock broken in bedroom # 1,

                    6.   Living room left window lock broken,

                    7.   Living room right window screen broken,

          The following services were found to have been maintained:

                    1.   No evidence of defective window screen,

                    2.   No evidence of vermin infestation,         

                    3.   No evidence of defective walls,

                    4.   No evidence of leaks or stains,

                    5.   Gas properly supplied in kitchen,     

                    6.   No evidence of peeling paint and plaster in living 
                         room,                                               
                            
                    7.   No evidence of defective kitchen floor,

                    8.   No evidence of defective door bell,






          GC 120120 RO


                    9.   Intercom operative at time of inspection,

                   10.   Buzzer operative at time of inspection.

               The Administrator issued the order here under review on 
          January 16, 1992 and ordered a rent reduction of $24.00 per month 
          based on the report of the inspector. 

               On appeal the owner states that it never received a copy of 
          the original complaint and was thus denied due process. The tenant 
          filed a response on April 8, 1992 and requested that the order here 
          under review be affirmed.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               A check of the applicable records shows that the instant 
          complaint was properly served on Benenson Investment Co., 445 Park 
          Avenue, New York, N.Y., the registered owner herein.  Accordingly, 
          the Commissioner rejects the owner's contention that it was not 
          properly served with said complaint.  

               Pursuant to 9 NYCRR 2202.16 if it is found that there has been 
          a decrease in the dwelling space, essential services, furniture, 
          furnishings or equipment required to be provided, the Administrator 
          may order a decrease in the maximum rent in an amount determined by 
          the reasonable exercise of discretion.  The record in the instant 
          case reveals that the tenant complained about certain conditions at 
          the premises and a physical inspection conducted on December 24, 
          1991 confirmed that these conditions did, in fact, exist.  
          Accordingly, the Commissioner finds that the rent 
          reduction ordered by the Administrator was warranted.

               The Commissioner notes that the owner has filed for rent 
          restoration and said application is now pending before the agency 
          (see Docket No. GE 120112 OR).

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City 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, affirmed.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner






    

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