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

          APPEAL OF                                    DOCKET NO.: CB110364RO

                    Ron Lazarus
                    Jackson 34 Associates,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BG110161S


          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 86-10 34th Avenue, Apartment 215, 
          Jackson Heights, 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 
          July 7, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment such as a leaking hot 
          water faucet and a defective shower pan that causes flooding in the 
          apartment below.

          In an answer, the owner asserted that all required repairs had been 
          completed upon receipt of the complaint.  The owner also states 
          that on September 11, 1987, he visited the tenant's apartment, saw 
          that the work was completed and that the tenant was satisfied with 
          the repairs.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on December 15, 1987 who confirmed the existence 
          of the following defective conditions:

               1.   Kitchen sink hot water faucet leaks.
               2.   Bedroom ceiling is blistered from water seepage.

          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 kitchen faucet has been replaced, the entire 
          apartment has been painted, and that an answer was sent to the DHCR 
          stating that all work has been completed and personally inspected.  
          The DHCR served a copy of the petition on the tenant on May 13, 

          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 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 

          The Administrator's order was properly based on the on-site 
          inspection on December 15, 1987 which confirmed the existence of a 
          kitchen sink hot water faucet that leaks and bedroom ceiling that 
          is blistered from water seepage.  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 granted (Docket No. HH110060OR). 

          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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