CC210302RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CC210302RO

                    Trump Management, Inc.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BE210198S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On March 31, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          March 15, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 2727 Ocean Parkway, Brooklyn, New York, 
          Apt. D-18, wherein the Administrator determined that a reduction in 
          rent was warranted based upon a reduction in services.

          The Rent Administrator also directed full restoration of services.

          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 administrative appeal.

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment.

          On May 15, 1987, the tenant filed a complaint alleging that the 
          owner failed to maintain services.

          DHCR inspections conducted on October 19, 1987 and January 27, 
          1988, revealed that:

               1.   Bedroom window has a cracked pane and a water 
                    damaged sash.

               2.   Eight newly installed windows require grouting 
                    and painting services.

               3.   Outside terrace requires mortar, cement, and 
                    grouting services.
          On appeal, the petitioner-owner asserted, in pertinent part, that 
          the conditions set forth in the Rent Administrator's order were 












          CC210302RO

          either non-existent or were repaired prior to the date of issuance 
          of the appealed order.

          The petition was served on the tenant on May 30, 1988, and on June 
          3, 1988, the tenant filed an answer to the petition stating that 
          the conditions specified in the complaint were not corrected by the 
          owner.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          The record shows that a Notice and Transmittal of Tenants' 
          complaint was mailed to the owner on June 3, 1987, at the owner's 
          correct address and that the owner failed to submit an answer 
          below.

          It is clear that the owner had approximately eleven months to 
          complete all necessary repairs from the time the tenant's complaint 
          was served to the date of issuance of the appealed order but had 
          failed to do so.

          The Commissioner finds that the Administrator based his 
          determination on the entire record including the results of the on- 
          site physical inspection described above.  The order here under 
          review was correctly issued and is, therefore, affirmed.

          The Commissioner notes that the owner filed an application for a 
          restoration of the rent, under Docket No. DB210086OR which was 
          granted on August 8, 1989.

          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 provisions of the Rent 
          Stabilization Law and Code, it is

          ORDERED, that this petition be, and the same hereby is, denied, and 






          CC210302RO

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


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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