CF420007RO                                  
                                    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.:              
CF420007RO             
                     HOWARD KAYE
                         FOR 
                   IRON ASSOCIATES,               RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK420105B 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named petitioner-owner filed a petition for administra- 
          tive review (PAR) of an order issued on June 3, 1988, concerning 
          the housing accommodation known as 202 West 84th Street, New York, 
          New York, wherein the Administrator determined that certain condi- 
          tions in the subject premises constituted services decreases.

          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 tenants commenced the proceedings by filing a complaint assert- 
          ing that the owner has failed to maintain certain services in the 
          subject premises.  A copy of the tenants' complaint was served on 
          the owner.

          Thereafter, an inspection of the subject premises was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of defective conditions, in that the front 
          door was missing, that there was no on-premises superintendent, and 
          that contact information was not posted.

          The Rent Administrator directed restoration of the services for all 
          stabilization tenants, and further, ordered a reduction of the 
          controlled rents citing the report of the missing front door.  The 
          stabilization tenants did not request rent reductions.

          In the petition for administrative review, the owner states that 
          all repairs have been completed.  No errors of law or fact are 
          alleged.












          CF420007RO                                  



          The DHCR served a copy of the petition on the tenant.

          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 tenants, 
          where it is found that an owner has failed to maintain required 
          services. Under Section 2202.16 of the Rent & Eviction Regulations, 
          the DHCR is authorized to order a rent reduction where it is found 
          that the owner has failed to maintain essential 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 services based on a physical inspection con- 
          firming the existence of defective conditions in the subject 
          premises, and that a rent controlled rent reduction was warranted 
          for one condition.

          The owner alleges that the defective conditions have been cor- 
          rected.  If the conditions were corrected prior to the issuance of 
          the order under review, the owner offered no evidence to substan- 
          tiate the allegation before the Administrator.  If the conditions 
          were corrected after the issuance date, the determination was 
          proper.

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

           
          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Rent and Eviction Regulations for New York City, 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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