CA410366RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: CA410366RO                                                                  
                              
                                                RENT ADMINISTRATOR'S
                  TRILBY HOLDING CORP.          DOCKET NO.: BG410017S,
                                                            BG410075S
                                                
                                                         
                                 PETITIONER  
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     
                          
               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 152 West 49 St., Apt. 3E, New York, NY.

               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 asserting that the owner had failed to maintain certain 
          services in the subject apartment.

               The owner did not interpose an answer to the tenant's 
          complaint after DHCR served a copy of the complaint on the owner on 
          July 23, 1987.

               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: water damaged closet is peeling 
          paint and plaster; inadequate cold water pressure at bathroom sink 
          and bathtub; two livingroom windows, two bedroom windows and one 
          bathroom window have loose panes and require caulking.

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

               In the petition for administrative review, the owner states, 
          in substance, that all violations have been corrected.

               The DHCR served a copy of the petition on the tenant on April 
          21, 1988.












          CA410366RO

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

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


          ISSUED:                                    






                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    
    

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