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

          APPEAL OF                                    DOCKET NO.: CL210080RO

                    Eunice S. Matthew,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BK210764S


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 132 Lafayette Avenue, Apt. 2F, Brooklyn, 

          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 
          November 25, 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 September 28, 1988, who confirmed the existence 
          of the defective conditions:

          1.   Bathroom door repaired in an unworkmanlike manner.

          2.   Defective bathroom drain.

          3.   Paint stains on livingroom floor.

          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 the apartment has been completely serviced and that 


          the apartment was painted recently and the floor was scraped and 
          The DHCR served a copy of the petition on the tenant on February 
          17, 1989.  The tenant answered that the landlord has not restored 
          any of the services listed in the rent reduction order.

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

          Pursuant to 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 Administrator's order was properly based on the September 28, 
          1988 on-site inspection which confirmed the existence of the 
          bathroom door repaired in an unworkmanlike manner, a defective 
          bathroom drain, and paint stains on the living room floor.  
          Accordingly, the determination was in all respects proper and is 
          hereby sustained.
          The Division's records reveal that the owner's rent restoration 
          application was denied (Docket No. CL210164OR).  The owner may file 
          another rent restoration application if the facts so warrant.  The 
          rent will not be restored until a rent restoration application is 
          filed and granted.

          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, 

                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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