GL430157RO

                                  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.: GL430157RO
                                                                             
                   NIKOLAS ISSARIS,                  RENT ADMINISTRATOR'S
                                                     DOCKET NO.: FI430146B
                                    PETITIONER
          -------------------------------------x


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 17, 1992, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          November 19, 1992, by the Rent Administrator, concerning the 
          housing accommodations known as 91 East Seventh Street, New York, 
          New York, 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 
          issues raised by the administrative appeal.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of various apartments in the subject premises.

          On September 18, 1991, one rent controlled tenant filed a complaint 
          alleging that there was a diminution in building-wide services.

          The owner filed an answer to the complaint, on October 15, 1991, 
          alleging that all service items specified in the tenant's complaint 
          have been corrected with the exception of the mail box.  As to the 
          latter, the U.S. Postal Service advised that the door of the 
          mailbox was in working condition and that replacement was not 
          necessary.


















          GL430157RO

          A physical inspection of the premises on April 21, 1992 revealed 
          that the buzzer release mechanism in the entrance door was not 
          functioning, the entire mailbox housing was loose, there were holes 
          in the wood stairs between the fifth floor and the roof, and the 
          four garbage cans were broken.  All other conditions complained of 
          were found to have been corrected.  

          The owner was advised of the results of the inspection on May 15, 
          and August 10, 1992 and afforded a final opportunity to attend to 
          repairs.  The owner did not respond.

          A second inspection on September 29, 1992, revealed that the owner 
          had not corrected the following conditions:

                    1.   Floor between 5th floor and roof had rotted wood 
                         and holes.
                    
                    2.   Buzzer in apartment #5 not functioning.
                    
                    3.   Mail box, apartment #5, bent and loose
                         
                    4.   Garbage cans have broken metal bottoms.

          Based on the results of these inspections, the Rent Administrator 
          ordered a $14.00 per month rent reduction for all rent controlled 
          tenant's in the building.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          all necessary repair-work was completed.

          The petition was served on the tenants on January 13, 1993 and two 
          of the tenants filed answers to the petition confirming that the 
          owner had corrected all service deficiencies.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain services may result in an order of decrease in maximum 
          rent, in an amount determined by the discretion of the Rent 
          Administrator.







          Although the record contains tenant statements that all work was 
          performed by the owner, it is apparent that the work was performed 






          GL430157RO

          after the issuance of the appealed order.

          The inspections held on April 21, 1992 and September 29, 1992 
          demonstrate that the owner was not maintaining services.

          A review of the record before the Administrator clearly shows that 
          the owner did not submit any evidence that the deficiencies noted 
          on the inspectors' reports were completed in a workmanlike manner 
          at the time of the DHCR's inspections or at any time prior to the 
          issuance of the Administrator's order.

          The Commissioner finds that the Administrator properly based the 
          determination on the entire record, including the results of the 
          on-site physical inspections conducted on April 21, 1992 and 
          September 29, 1992, and that pursuant to Section 2202.16 of the 
          Rent and Eviction Regulations the Administrator was authorized to 
          reduce the rent upon determining that the owner had failed to 
          maintain services.

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

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

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

          A review of DHCR records shows that he owner filed an application 
          for restoration of the rents under Docket No. HD420132OR, which is 
          pending.

          ISSUED:







                                                                            
                                                       JOSEPH A. D'AGOSTA
                                                       DEPUTY COMMISSIONER






    

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