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

          APPEAL OF                               DOCKET NO.:              
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     FB510107S 


          The above-named petitioner-owner filed a timely petition for admin- 
          istrative review (PAR) of an order issued concerning the housing 
          accommodation known as 425 Riverside Drive, Apartment 3-B,
          New York, New York.

          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 petition.             

          The tenant commenced the proceeding below by filing a complaint on 
          February 5, 1991, asserting that the owner had failed to maintain 
          certain services in the subject apartment.  

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          January 21, 1993, who confirmed the existence of the following 
          defective conditions:  

                    1.   Bathroom wall near tub is peeling 
                         paint and plaster and has blisters.
               2.   Kitchen drain backed up.
               3.   Kitchen wall area around sink has   
                         peeling paint and plaster and 


                    4.   Kitchen walls are peeling paint in 
                         area of stove.  Plaster is falling 
                         from wall under sink.

          A second inspection of the subject apartment was conducted on March 
          18, 1993, on one item that was omitted from the first inspection.  
          The following defective condition was found to exist:

                         Living room walls are not sanded or 

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum rent by $18.00 per 

          In its petition for administrative review, the owner states in 
          substance, that the required plumbing in the kitchen of the 
          apartment as well as the plastering and painting required in the 
          kitchen and living room of the apartment, had been completed and 
          that there should not have been a reduction in rent for services 
          that had been restored approximately a year ago. 

          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 Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          The owner's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining essential services based on physical inspec- 
          tions on January 21, 1993 and March 18, 1993, confirming the 
          existence of defective conditions in the subject apartment for 
          which a rent reduction of $18.00 per month is warranted.

          The Administrator's order was properly based on the on-site inspec- 
          tions which confirmed the existence of defective conditions in the 
          subject apartment.  Accordingly, the determination was in all
          respects proper and is hereby sustained.

          The Division's records reveal that a rent restoration application 
          is pending before the Administrator under Docket No. HG510139OR.
          The rent reduction remains in effect until the application is 


          THEREFORE, in accordance with 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 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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