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

          APPEAL OF                               DOCKET NO.: DA110105RO
          M.Z. REALTY CORP.                       RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CA110057S

               On January 3, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued December 8, 1988. The order concerned housing 
          accommodations known as Apt LC located at 34-25 150th Street, 
          Flushing, N.Y.  The Administrator directed restoration of services 
          and ordered a rent reduction for failure to maintain required 

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               The tenant commenced this proceeding on January 12, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain required services in the subject apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on February  
          26, 1988 and asserted that all required repairs had been or will be 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on October 5, 1988.  The 
          inspection confirmed that the bedroom wall and floor were vibrating 
          due to noise from the hot water heater and pump.

               The Administrator issued the order here under review on 
          December 8, 1988 and ordered a reduction of the stabilized rent.

               On appeal the owner states, in sum, that there has been no 
          decrease in services, that the hot water system was upgraded, and 
          that the tenants have occupied the apartment near the pump for 


          fifteen years.  The petition was served on the tenant on February 
          10, 1989. 

               The tenant filed a response on February 15, 1989 and stated, 
          in substance, that the order here under review was correctly issued 
          and should be affirmed and that the upgrading of the system has 
          actually made the noise problem worse.
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction and the 
          Administrator shall reduce the rent based on a finding that the 
          owner has failed to maintain required services.  The definition of 
          required services includes repairs and maintenance.  The 
          Commissioner finds that the Administrator based this determination 
          on the entire record including the results of the on-site physical 
          inspection described above.  The owner's petition does not 
          establish any basis for modifying or revoking the order.  The order 
          is, therefore, affirmed.

               The automatic stay of the retroactive rent abatement which 
          resulted by the filing of this petition is vacated upon issuance of 
          this order and opinion.  The Commissioner notes that the owner's 
          rent restoration application (Docket No. FG110260OR) has been 
          granted by the Administrator.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 

               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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner

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