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

          APPEAL OF                                    DOCKET NO.: CL610136RO

                    2860 Decatur Corp.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CA610208S



          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 2860 Decatur Avenue, Apt. B35, Bronx, N.Y.

          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 
          January 11, 1988, 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.  The tenant specifically alleged that the 
          apartment had not been painted since the tenant took occupancy in 
          1981 and that the living room wall is cracked.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on September 30, 1988, who confirmed the existence 
          of the following defective conditions:  The kitchen ceiling has a 
          hole in it and the livingroom wall is cracked.

          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 tenant did not specify in her complaint that 


          there was a hole in the kitchen ceiling, that the tenant told the 
          superintendent that all repairs had been done, and that they would 
          like the DHCR inspector to reinspect to verify that the kitchen 
          ceiling hole and cracked livingroom wall has been repaired.

          The DHCR served a copy of the petition on the tenant on 
          January 27, 1989.

          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 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 tenant's complaint regarding the need 
          for painting and the crack in the living room wall is sufficiently 
          related to the conditions cited in the order.

          The Administrator's order was properly based on a September 30, 
          1988 on-site inspection which confirmed that there was a hole in 
          the kitchen ceiling and a cracked wall in the livingroom.  
          Accordingly, the determination was in all respects proper, and is 
          hereby sustained.

          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.

          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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