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

          APPEAL OF                               DOCKET NO.:              
                   JOHN SISMANOGLOU,                
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BL130096B 


          On August 19, 1988, the above-named petitioner-owner filed a peti- 
          tion for administrative review (PAR) of an order issued on July 14, 
          1988, by the Rent Administrator, concerning the housing accommoda- 
          tion known as Various apartments at 45-50 48th Street, Queens, 
          New York, wherein the Administrator determined that the owner was 
          not maintaining certain services, directed restoration of such 
          services, and ordered a rent reduction of $7.00 per month for all 
          rent controlled tenants in the building.

          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 record indicates that on December 16, 1987, one tenant filed a 
          Statement of Complaint Of A Decrease In Building-Wide Services in 
          which she alleged that the elevator works only about 70% of the 
          time, the incinerator room is full of garbage and the rear yard is 
          full of garbage, causing an infestation of flies.

          In answer to the complaint, the owner stated that the elevator 
          works all the time and is maintained pursuant to a service con- 
          tract, that the tenant has no business in the incinerator room 
          which is kept clean by the superintendent, and that there is no 
          garbage in the rear yard.


          A physical inspection by the Division of Housing and Community 
          Renewal (DHCR) on March 1, 1988, revealed that the elevator was not 
          defective, and there was no garbage accumulation in the incinerator 
          rooms or in the rear yard.  The inspector did report that the 
          public areas need a thorough cleaning and there was evidence of 
          roach and rodent infestation.

          Based on the inspection report, the Rent Administrator issued the 
          order appealed herein.

          In the petition for administrative review, the owner seeks reversal 
          of the order claiming that the building was recently renovated, the 
          public areas are swept once a day and mopped once a week, extermi- 
          nation is done on a monthly basis, and so many improvements have 
          been made in the building that a rent reduction is unjust.

          The petition was served on the tenant on September 21, 1988.

          After careful consideration of the evidence of record, the Commis- 
          sioner is of the opinion that the petition should be granted and 
          the rent reduction order should be revoked.

          The tenant's complaint mentioned only the elevator, the incinerator 
          room, and the rear yard, and it was only these items that the owner 
          was put on notice of the need to correct.  The inspector's report 
          of dirty public areas and infestation was beyond the scope of the 
          complaint and cannot support a rent reduction.

          Any rent arrears due as a result of this order may be paid off in 
          installments of $7.00 per month. 

          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, granted, 
          and that the Rent Administrator's order be, and the same hereby, is 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          




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