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

          APPEAL OF                             DOCKET NO.: CB610200RO
                                                RENT ADMINISTRATOR'S
                 BERNARD PUTTEN                 DOCKET NO.: BF630569S      

               The above-named owner filed a timely petition for 
          administrative review of an order issued on January 21, 1988 
          concerning the housing accommodations known as 1540 Pelham Parkway, 
          Apartment 5G, Bronx, New York, wherein the Rent Administrator 
          determined that there had been a reduction in individual apartment 

               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 this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

               In an answer, the owner denied all allegations set forth in 
          the complaint or otherwise asserted that all required repairs had 
          been or will be completed.

               Thereafter an inspection of the subject apartment was 
          conducted by a D.H.C.R. inspector who confirmed the existence of 
          several defective conditions.  The inspector reported that the 
          bedroom wall was peeling paint and plaster, that windows throughout 
          the apartment had defective sashes and could not be opened or 
          closed, and that a kitchen cabinet was cracked.  The Rent 
          Administrator directed the restoration of these services and 
          further, ordered a reduction of the stabilization rent.

               The owner's petition for administrative review, requesting 
          that the Administrator's order be reversed, alludes to a defective 
          intercom, a condition not cited in the Administrator's rent 
          reduction order, albeit referred to in the complaint and other file 


          documents.  No other findings are disputed.  It also appears that 
          the owner submitted a correct copy of the front of the 
          Administrator's order with the petition, but that the copy of the 
          reverse of the order, which cites a defective intercom involved 
          other proceedings, not identified.

               Since the owner does not challenge the findings that gave rise 
          to the rent reduction, there is no warrant to modify or revoke the 
          Administrator's determination.

               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.


                                                       Joseph A. D'Agosta    
                                                       Deputy Commissioner

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