CJ210190RO

                                    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.:             
                                                  CJ210190RO
                 3311 REALTY ASSOCIATES,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BK210023S
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named petitioner-owner filed a timely petition for 
          administrative review (PAR) of an order issued concerning the 
          housing accommodations known as 3311 Shore Parkway, Apartment 5-E, 
          Brooklyn, 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 
          November 6, 1987, 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.

          Thereafter, inspections of the subject apartment were conducted by 
          the Division of Housing and Community Renewal (DHCR) inspectors on 
          June 23, 1988 and August 15, 1988, who confirmed the existence of 
          the following defective conditions:

               1.   Evidence of roach infestation in apartment.
               2.   Windows in apartment rattle, need putty.
               3.   Bathtub porcelain scratched and small area is 
                    missing.
               4.   Evidence of small amount of enamel missing 
                    from kitchen sink.












          CJ210190RO





          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 argues, in 
          substance, that the items in the order are de minimis in nature and 
          do not warrant a rent reduction.  They further state that they have 
          switched to another exterminating company, signed a contract to 
          replace all windows in the apartment, and feel that scratched 
          porcelain and missing enamel do not affect the tenant's use of the 
          bathtub or kitchen sink, and therefore the order should be reversed 
          in its entirety.

          The DHCR served a copy of the petition on the tenant on August 1, 
          1990.  The tenant replied that the petition should be denied 
          because some of the conditions continue to exist and if they are de 
          minimis in nature they should require a de minimis response to 
          correct.

          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 owner's rent restoration application has been filed and is 
          pending before the Administrator.

          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 













          CJ210190RO







          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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