CI410025RO

                                  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.: CI410025RO
                               
                  EDLARO ESTATES,                    RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BI410609S

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


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 525 East 82nd Street, Apartment #12E, New 
          York, New York.

          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 repair the leak damage to 
          the walls and ceilings throughout the apartment.

          In an answer, the owner denied the 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 
          DHCR inspector, on July 26, 1988, who confirmed the existence of 
          the following defective condition:
                    
                    Walls and ceilings throughout the apartment have leak 
                    damage.

          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, in 
          substance, that they have always maintained their building, they 














          CI410025RO



          have paid for painting and bricklaying, they enclosed bills 
          supporting this, and that when there is a leak they repair it 
          immediately.

          The DHCR served a copy of the petition on the tenant on October 17, 
          1988.  The tenant's response was that the building is not properly 
          maintained and that the walls and roof still leak continually 
          causing water damage to their apartment.  The tenant enclosed 
          photographs to prove that the defective condition still exists.

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

          The Administrator's order was properly based on a July 26, 1988 on- 
          site inspection which confirmed that the walls and ceilings 
          throughout the apartment have leak damage.  Accordingly, the 
          determination was in all respects proper and is hereby sustained.

          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 Division's records reveal that a subsequent rent restoration 
          application was granted (Docket No. DJ410195OR).

          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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