CL420047RO
                                  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.: CL420047RO 
                     SKS REALTY CORP.,                                       
                                                    RENT ADMINISTRATOR'S
                                                    DOCKET NO.: LC004065S
                                    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 known as 10 
          Manhattan Avenue, Apt.#3C, 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 
          issue raised by the petition.

          The tenant commenced the proceeding below by filing a complaint on 
          August 6, 1985 asserting that the owner had failed to maintain 
          certain services in the subject apartment. 

          In an answer, the former owner asserted that all required repairs 
          had been or will be completed as required by law.

          Thereafter, an inspection of the subject apartment was conducted by 
          a DHCR inspector on July 17, 1986, who confirmed the existence of 
          the following defective conditions:

                    1) Three defective bedroom windows need repair.

                    2) Bathroom sink hot water pipe and faucet are defective.

                    3) Large hole in bathroom ceiling.

                    4) Roach infestation.

                    5) Four defective stove pilot lights.

                    6) Foyer repaired in unworkmanlike manner.














          CL420047RO

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum legal rent by $30.50 per 
          month. 

          In its petition for administrative review, the owner states, in 
          substance, that he was not the owner of the building when the 
          complaint was filed, that he should not be liable for the prior 
          owner's failure to address the tenant's complaints, and that any 
          remaining problems will be attended to promptly.

          The DHCR served a copy of the petition on the tenant on February 
          14, 1989.  The tenant answered that the owner has not made the 
          necessary repairs to the sink, windows, nor has he fixed the holes 
          in the walls and ceiling.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          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 essential 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 July 17, 1986 
          on-site inspection which confirmed the existence of the three 
          defective windows in the bedroom, bathroom sink and hot water pipe 
          and faucet are defective, there is a large hole in the bathroom 
          ceiling, roach infestation, four defective stove pilot lights, and 
          the foyer was repaired in an unworkmanlike manner.  Accordingly, 
          the determination was in all respects proper and is hereby 
          sustained.

          A new owner takes title to property subject to the rights and 
          liabilities of his predecessor in interest.  Accordingly, the 
          petitioner herein is bound by the terms of the rent reduction order 
          which was based on a finding of failure to make necessary repairs.

          The owner may file a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration 
          application is filed and granted.






          THEREFORE, in accordance with the Rent and Eviction Regulations for 






          CL420047RO

          New York City,

          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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