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

          APPEAL OF                               DOCKET NO.: HE210056RO
          TED KALLIF                              RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FD210076S

               On May 17, 1993 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued April 15, 1993. The order concerned housing 
          accommodations known as Apt. 3B located at 426 Rockaway Parkway, 
          Brooklyn, N.Y.  The Administrator directed restoration of services 
          and ordered a rent reduction for failure to maintain required 

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

               The tenant commenced this proceeding on April 1, 1991 by 
          filing a Statement of Complaint of Decrease in Services and 
          alleged, in sum, that the owner was not maintaining certain 
          required apartment services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on April 23, 
          1991 and stated that the tenant had withdrawn the complaint because 
          all repairs had been done to her satisfaction.  A statement to this 
          effect was submitted, dated April 19, 1991, and signed by the 
               The tenant filed a reply on October 30,1992 and stated, in 
          sum, that the owner had not made the required repairs to the 
          apartment and that she had not withdrawn the complaint.

               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on February 18, 1993 and 
          revealed the following:

                    1.   Three hallway floor slots were protruding through 


                    the vinyl tiles,

                    2.   Gap between apartment door and frame,

                    3.   Live roaches in kitchen.

          All other services were found to have been maintained.

               The Administrator issued the order hereunder review on April 
          15, 1993 and ordered the rent reduced to the level in effect prior 
          to the most recent guidelines increase which commenced before the 
          effective date of this order (May 5, 1991).                        
               On appeal the owner states that the tenant had denied access 
          to the subject apartment for an extended period but that, after 
          finally obtaining access, the hallway floor and door frame have 
          been repaired.  The owner also states that the tenant refuses 
          access to the exterminator.  The owner attached a copy of a letter 
          from the exterminating company which is offered to support the 
          contention that the tenant is refusing access to the subject 
          apartment. The petition was served on the tenant on June 11, 1993.

               The tenant filed a response on June 18, 1993 and stated, in 
          sum, that the owner had not restored services and that the petition 
          should be denied.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction and the rent 
          shall be reduced if it is found that the owner is not maintaining 
          required services.  The Rent Stabilization Code defines required 
          services as those services the owner was required to maintain on 
          the applicable base date including repairs and maintenance.

               The Commissioner finds that the Administrator based this 
          determination on the entire record including the results of the 
          above described physical inspection.  The owner has not rebutted 
          the inspector's report nor adequately supported the claim that the 
          tenant did not give access to the subject apartment.  The owner has 
          made no showing of compliance with the procedures set forth in DHCR 
          Policy Statement 90-5 regarding the sending of letters by certified 
          and regular mail to the tenant scheduling appointments for access.

               The Commissioner notes that the Administrator issued an order 
          on July 29, 1992 under Docket No. FJ211007S wherein a rent 
          reduction was ordered based, in part, on the conditions relating to 
          the hallway floor and roach infestation.  Since the order hereunder 
          review was issued subsequent to the order in Docket No. FJ211007S, 
          the effective date of the rent reduction for these conditions is 
          the one set forth in Docket No FJ211007S.  However, to obtain rent 


          restoration in both proceedings the owner must demonstrate that it 
          has restored the conditions.  The order here under review is 

               The automatic stay of the retroactive rent abatement which 
          resulted from the filing of this petition is vacated upon issuance 
          of this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. IC210161OR) is pending 
          before the DHCR.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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