HF230161RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       HF230161RO
                    Shri Maun Deananauth
                    Housing, Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FI230073B
                                   PETITIONER
          ------------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On June 28, the above-named petitioner-owner filed a petition for 
          administrative review (PAR) of an order issued on June 17, 1993, by 
          the Rent Administrator, concerning the housing accommodation known 
          as 330 Lewis Avenue, Apt. 2-A, Brooklyn, N.Y., 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 
          issue raised by the administrative appeal.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of Apartment 2-A, based upon a reduction in services.  

          On September 3, 1991, the tenant filed a complaint alleging that 
          the owner failed to furnish various building-wide services as 
          required by law.  The tenant stated, among other things, that the 
          owner's padlock on the mailbox is defective, allowing the mail to 
          be retrieved by anyone.




          The owner filed an answer to the complaint alleging that it 
          constantly makes repairs and provides services to the tenant.  The 












          HF230161RO

          owner further alleged that, when tenants lose their mailbox key, 
          the key cannot be duplicated and the tenants install a padlock 
          instead.

          A DHCR inspection conducted on April 19, 1993, revealed that 
          although the owner was maintaining some services; others were not 
          being maintained.  More specifically, the inspection showed that 
          the owner failed to maintain the following services:

               1.   Mail box for Apartment 2-A is defective.  It is locked 
                    with a padlock and mail can be pulled out. 

               2.   Janitor service, building-wide.

          The results of this inspection were sent to the owner on May 11, 
          1993 with instructions to submit proof within twenty-one days that 
          all conditions were corrected.  The owner did not respond and the 
          Rent Administrator issued the rent reduction order appealed herein.

          On appeal, the petitioner-owner asserted, in pertinent part, that 
          services were being maintained prior to April 19, 1993, the date of 
          the DHCR inspection.  Additionally, the owner claimed that the 
          subject apartment is rent controlled rather than rent stabilized.

          The petition was served on the tenant on July 27, 1993, and on 
          August 10, 1993, the tenant filed an answer which is not responsive 
          to the petition.

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

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for a reduction of the legal regulated rent to the level in 
          effect prior to the most recent guideline adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          A review of the record before the Rent Administrator clearly shows 
          that the owner failed to submit any credible evidence that the 
          deficiencies noted on the inspector's report were completed in a 
          workmanlike manner at the time of the DHCR's inspection or at any 
          time prior to the issuance of the Rent Administrator's order.


          In fact, the owner failed to file any answer to the Rent 
          Administrator's May 11, 1993 Request For Additional Information 
          which afforded the owner an opportunity to correct those service 






          HF230161RO

          deficiencies noted in the inspection report.

          The Commissioner notes that Division records reveal that, contrary 
          to the owner's allegations, the subject apartment is rent 
          stabilized and not rent controlled and further notes that the 
          allegation that the tenant caused the defective condition with the 
          mailbox is not substantiated by the owner.

          The Commissioner finds, therefore, that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site physical inspection conducted on April 19, 1993, and 
          that pursuant to Section 2523.4(a) of the Code, the Administrator 
          was mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          Clearly, the owner has offered insufficient reason to disturb the 
          Rent Administrator's determination.

          The owner's entitlement to rent restoration will be determined in 
          a separate proceeding.

          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 provisions of the Rent 
          Stabilization Law and Code, it is,

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


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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