STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433
          -----------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: CC220464RO      
                               
          Shirley Cooperman,                      RENT ADMINISTRATOR'S
                                                 DOCKET NO.: BG220306S            
                        
                                PETITIONER       PREMISES: 36 Plaza St.
                                                           Apt. 7D
                                                           Brooklyn, NY      
          -----------------------------------X                           
            
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 10, 1988 concerning the 
          housing accommodations relating to the above-described docket 
          number.  

          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.

          The tenant commenced this proceeding on July 9, 1987 by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment. The tenant mentioned, among the 
          items, including inadequate and fluctuating water pressure.

          In answer, the owner asserted in substance that "all of the tenant's 
          complaints were taken care of by the superintendent."

          On December 8, 1987, an on-site inspection of the subject apartment 
          was conducted by a DHCR staff member who confirmed that the entire 
          apartment is peeling paint and plaster; there is no hot water in the 
          apartment; the water pressure fluctuates; and the intercom is 
          defective.

          The Administrator directed on February 10, 1988 the restoration of 
          services and ordered a reduction of the stabilized rent. The 
          Administrator enumerated the findings of the December 8, 1987 
          inspection, except for the fluctuating water pressure.  

          In the petition for administrative review, the owner contends that 
          the peeling and plaster was repaired in May 1987; that there is 
          always hot water; and that the intercom was completely repaired in 
          October 1987.
          CC220464RO













          In answer, the tenant asserted that the peeling paint and plaster 
          and the hot water problem continue to exist; that the fluctuating 
          water pressure mentioned in his original complaint remains; and that 
          the intercom has been satisfactorily repaired.

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be denied and that the Administrator's order 
          should be modified to add the inspection finding that the water 
          pressure fluctuates.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services. The petition failed to rebut the Administrator's 
          determination that the owner was not maintaining required services 
          based on a December 8, 1987 physical inspection which confirmed the 
          existence of defective conditions, warranting a rent reduction.

          However, the Administrator's order is modified to reflect the 
          inspection result concerning the existence of a fluctuating water 
          pressure.

          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 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, modified 
          in accordance with this Order and Opinion.





          ISSUED:







                                                                      
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner
    

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