CI510030RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CI510030RO
                    Seadyck Realty Co.
                    c/o Parkoff Management,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BI110247S

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petitioner for 
          administrative review of an order issued concerning the housing 
          accommodation known as 1 Seaman Avenue, Apt. 5D, 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 on 
          September 8, 1987, asserting that the owner had failed to maintain 
          certain services in the subject 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 
          a DHCR inspector on March 29, 1988, who confirmed the existence of 
          the following defective conditions:  The living room ceiling has 
          large cracks and peeling paint and plaster.  There are water stains 
          in the corner of the ceiling and a bubble on the roof floor which 
          lies directly above the living room ceiling.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.
          In its petition for administrative review, dated September 2, 1988, 
          the owner states, in substance, that the inspector's inspection 












          CI510030RO

          does not conform with the tenant's original complaint which was 
          about an actual leak, which was corrected as soon as the tenant 
          notified them and they were physically able to correct it.  The 
          owner further states that after a leak is corrected, some time is 
          needed for the ceiling to dry before they can plaster and paint, 
          and that the inspector did not see an actual leak, but the 
          aftermath of an old leak which was already corrected.

          The DHCR served a copy of the petition on the tenant on October 17, 
          1988.  The tenant asserts that the owner was aware of the leak for 
          more than two years; that the inspector did not see an actual leak 
          because it was not raining that day; and that the owner's attempt 
          to correct the defect was not done professionally and the tenant 
          refused to sign the release that stipulated that the repairs were 
          done, until it actually rained, in order to see if the work was 
          done satisfactorily.  Since then it has rained and she confirmed 
          that the leak still exists.

          After careful consideration of the evidence of record, 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 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.

          Since the owner responded to the tenant's complaint on November 24, 
          1987 and an inspection of the apartment four months later on 
          March 29, 1988 still revealed the defective condition, the owner 
          had ample time to repair the leak and the resulting damage caused 
          by the leak.

          The Division's records revealed that the owner's rent restoration 
          was denied on March 8, 1989 (CH510202OR) and a subsequent 
          application is pending.

          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 






          CI510030RO

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

              
          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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