Docket Number: BG110373RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                             DOCKET NO.: BG110373RO 
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: AL110052S       
               Dilip N. Tolat,     

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 35-54 95th Street, Apt. #4B, Jackson 
          Heights, N.Y..

               The commissioner has reviewed all 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 this proceeding by filing a complaint 
          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 D.H.C.R. inspector who confirmed the existence of 
          the following defective conditions: living room floor is water 
          damaged; bedroom, kitchen, bathroom ceiling and walls are leak 
          damaged, bedroom window pane is cracked; and bedroom radiator 
          cutoff valve is broken; bathroom wall tiles are broken; kitchen 
          sink drainpipe is broken and leaking.

               The Rent Administrator directed restoration of these services 
          and further ordered a reduction of the stabilization rent.

               In its petition for administrative review, the owner states, 
          in substance, that the detective conditions listed in the 
          Administrator's order are tenant-caused, that the tenant has not 
          paid rent and has no lease, and that there is a pending court case 
          against the tenant for overcrowding and for property damage.

          Docket Number: BG110373RO


               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is required to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          required services.  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 required services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

               The owner may file a rent restoration application if the facts 
          so warrant.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code  and the Emergency Tenant Protection Act of 1974, it is,

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


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        


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