CC410072RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                               92-31 UNION HALL STREET
                                     GERTZ PLAZA
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CC410072RO


              720 Riverside Drive Assoc.

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BA410146S

                                   PETITIONER
          ------------------------------------x



            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 
          accommodations know as 720 Riverside Drive, Apt.1C, New York, N.Y.

               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.

               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: 
                                                                             
                                      1. Evidence of rat infestation.
                                                                             
                                                                             
                                      2. Trip hazard between living room     
                                         floor and foyer hallway floor.














          CC410072RO

               

               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, 
          that the tenant should remove kitchen garbage from apartment, that 
          baits and traps have been set throughout basement area monthly, and 
          that corrections were made to level the uneven floor.              
                                                                             
               The DHCR served a copy of the petition on the tenant on May 
          18, 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 a rent reduction, upon application by a 
          tenant, where it is found that an 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 record reveals that the owner filed and was granted rent 
          restoration. 

               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












































          THEREFORE, in accordance with the 

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



          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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