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.:
                                                  CA410129RO
                                   
             M H M SPONSORS CO. CHESAPEAKE,       RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  BD410534S

                                                  PREMISES:  201 E. 28th St.
                                    PETITIONER    Apt. 12-P, New York, NY
          -----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review against an order issued on December 11, 1987 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition. 

          On April 24, 1987, the tenant commenced the proceeding below by 
          filing a complaint asserting that the owner had failed to maintain 
          various 
          services in the subject apartment.

          In an answer filed on June 12, 1987, the owner denied the 
          allegation in the tenant's complaint and otherwise asserted that 
          repairs had been performed.

          On October 14, 1987, the tenant disputed the owner's repairs, and 
          requested an inspection to confirm that the complaint has not been 
          resolved.  The tenant submitted photographs of defective condi- 
          tions.





          CA410129RO












          CA410129RO

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 4, 1987 by a Division of Housing and 
          Community Renewal (DHCR) staff member who confirmed the existence 
          of defective conditions.

          Based on this inspection, the Administrator directed the 
          restoration of services and reduced the rent for the following 
          conditions:

               1.   defective air conditioner in the bedroom, 
               2.   water stained bathroom walls and ceilings,
               3.   bathtub not draining properly,
               4.   cracked and water stained hall floor board,
               5.   two defective and off-tracked hallway closet 
                    doors,
               6.   rotting window sills and windows throughout 
                    the apartment - need caulking, and 
               7.   water-damaged bedroom ceiling.

          In the petition for Administrative review, the owner contends that 
          the decreased services were not reported by the tenant; that items 
          (1), (3) and (5) as determined by the Administrator had been re- 
          paired; and that items (2), (4), (6) and (7) were not corrected due 
          to the tenant's refusal of access.

          In answer, the tenant asserts that repairs on items (1), (3) and 
          (5) were defective, temporary and unworkmanlike; and that he never 
          denied access to the owner, rather the owner never responded to his 
          requests for scheduling of repairs.

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

          The Administrator's determination was based on an on-site inspec- 
          tion which confirmed the existence of complained-of conditions.  
          The determination was in all respects proper and is hereby sus- 
          tained.

          The owner's allegations that some repairs were made and that the 
          tenant refused access as to remaining repairs were unsubstantiated 
          in the petition and in the proceeding below.

          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, 






          CA410129RO

          it is ,

          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.





          ISSUED:



                                                                         
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner






    

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