CJ210134RO
                                  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.: CJ210134RO

                    Wyndham Realty Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CH210204S
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On October 24, 1988, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on October 
          17, 1988 by the Rent Administrator, concerning the housing 
          accommodation known as 4509 Sixth Avenue, Apt. 21, Brooklyn, N.Y., 
          wherein the Administrator issued an order listing the specific 
          services the owner failed to maintain, reduced the rent, and 
          directed the owner to restore services.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of a decrease in services dated August 10, 1988, alleging 
          various conditions as a result of fire damage in the apartment.  A 
          copy of the tenant's complaint was served on the owner who 
          responded on September 12, 1988, stating that all repairs were 
          promptly made, and enclosing work orders signed by the tenant.

          An inspection conducted by a DHCR staff inspector on September 16, 
          1988 disclosed that the living room ceiling was not properly 
          repaired in that the repaired portion covering one half of the 
          living room ceiling now extends 4" below the original ceiling.  
          Further work needed on bedroom and living room walls was noted.  
          The inspection also disclosed that the living room window openings 
          were boarded up.



          In the PAR, the owner states that the tenant signed off on the work 
          orders for all work done on the premises and enclosed copies of 












          CJ210134RO

          same.  Owner also advised that the living room windows were 
          installed on October 5, 1988, and asked for a reinspection and 
          restoration of the rent.

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

          The evidence of record does not indicate that the Administrator was 
          notified of the repair of the living room windows prior to the 
          issuance of the order.  The work orders signed by the tenant do not 
          mention this particular repair.

          As for the work orders, they all pre-date the complaint and the 
          Division's inspection disclosed that some of the repairs to walls 
          and ceiling were done in an unworkmanlike manner.

          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 
          warranted.

          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, 
          affirmed.


          ISSUED:


                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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