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

          APPEAL OF                              DOCKET NO.: CC120263RO      
          JULIA SKARMOUTSOS,                     RENT ADMINISTRATOR'S
                                                 DOCKET NO.: BG120271S            
                                PETITIONER       PREMISES: 150-04 26 Avenue 
                                                           Apt. 4A
                                                           Queens, NY      

          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 26, 1988 concerning the 
          housing accommodations relating to the above-described docket       

          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 this administrative appeal.

          This proceeding was commenced on July 2, 1987 by the tenant filing 
          a complaint which asserts that the owner failed to maintain various 
          services in the subject apartment.

          In answer, the owner denied the allegations in the  complaint, and 
          asserted in substance that the tenant was responsible for the 
          complained of conditions; and that the tenant slammed the door when 
          the owner came to do repairs.

          A physical inspection of the subject apartment was conducted on 
          January 21, 1988 by a DHCR staff member who confirmed the existence 
          of defective conditions.

          By an order dated February 26, 1988, the Administrator directed the 
          restoration of services and ordered a rent reduction as follows:

               1. The bathroom tiles are loose and broken,
                  allowing water seepage.                     $3.00

               2. The bathroom close-off valve is broken.     $2.00

               3. The outlets are defective in the living
                  room, kitchen and bedroom.                  $3.00

               4. The apartment windows throughout have
                  warped frames and sashes, allowing air
                  seepage; they require putty and painting;
                  there are cracked and broken window glass
                  panes. (8 windows at $2.00 each)            $16.00

                                                  Total=      $24.00
          In the petition for administrative review, the owner contends that 
          "all repairs were done in 1987" and "the rent should not have been 
          reduced." The owner attached no proof concerning this allegation.

          In answer, the tenant asserted that repairs were not made.

          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 Regulations,  
          DHCR is authorized to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          essential services.

          The owner's petition does not establish any basis for revoking or 
          modifying the Administrator's order, which determined that the owner 
          was not maintaining 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 alleges that the defective conditions were repaired "in 
          1987" prior to the issuance of the order under review. However, the 
          owner offered no evidence to substantiate the allegation before the 

          The rent restoration application (FF120133OR) was granted in part on 
          December 20, 1991; the rent restoration application (GB120038OR) was 
          fully granted on June 25, 1993.

          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 Rent and Eviction Regulations, it 

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

                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner



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