CF210141RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CF210141RO
                    Salvatore Radosti
                    c/o Raytone Holding Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BI210160S
                                   PETITIONER
          ------------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 1878 84th Street, Apt. C-1, Brooklyn, 
          New York.

          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 the proceeding below by filing a complaint on 
          September 8, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          The owner did not answer the complaint, although afforded an 
          opportunity to do so.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on March 29, 1988 who confirmed the existence of 
          the following defective conditions:

          The foyer and kitchen ceilings have water leak damages.

          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 he did not file an answer because he never received 












          CF210141RO

          a copy of the tenant's complaint, and that once he received the 
          Order Reducing Legal Regulated Rent, he began making the necessary 
          repairs.  He states that the foyer and kitchen ceilings will be 
          plastered and painted as soon as it is determined that the 
          apartment upstairs, D-1, is dry.  He also states that the work will 
          be completed within seven days.

          The DHCR served copy of the petition on the tenant on August 3, 
          1988.  The tenant asserts that the owner was aware of the 
          conditions in his apartment because a letter was mailed to the 
          owner on September 30, 1987, on the tenant's behalf by an elected 
          official, listing the defects.  The tenant also states that the 
          owner completed the repairs on June 22, 1988.

          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 the rent reduction, upon application by the 
          tenant, where it is found that the 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 scope of review in administrative appeals is limited to a 
          review of facts or evidence that were before the administrator.    
          The owner states that he never received a copy of the tenant's 
          complaint, however, the complaint was properly addressed to the 
          owner at the same address indicated on the petition for 
          administrative review.  Although the owner states in a recent 
          correspondence that the tenant has vacated the premises and he 
          would like the legal rent restored, the Division's records reveal 
          that the rent was restored on March 16, 1989 (Docket No. 
          CF210231OR), and that the tenant is still in occupancy.

          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 
          and the Emergency Tenant Protection Act of 1974, it is, 

          ORDERED, that this petition be, and the same hereby is, denied, and 






          CF210141RO

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

           


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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