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

          APPEAL OF                               DOCKET NO.: DA110158RO
          GEORGE SIDERAKIS                        RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CH110656S

               On  January 24, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued January 6, 1989. The order concerned housing 
          accommodations known as Apt. 1C located at 40-15 99th Street, 
          Corona, 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 August 30, 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 September 
          28, 1989 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 November 7, 1988.  The 
          inspection confirmed the existence of the following defective 

                    1.   Loose bathroom sink,

                    2.   Bottom of refrigerator defective; door gasket 

                    3.   Evidence of infestation,


                    4.   All apartment windows had loose glass panes,

                    5.   Wall tiles of shower wall are loose.

               The Administrator issued the order here under review on 
          January 6, 1989 and ordered a reduction of the stabilized rent.

               On appeal the owner states, in sum, that all work was 
          completed in the subject apartment in Septembert, 1988.  The 
          petition was served on the tenant on March 7, 1989. 

               The tenant filed a response on March 27, 1989 and stated, in 
          substance, that the order here under review was correctly issued 
          and should be affirmed.
               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 which took place after the date the 
          owner says all repairs were completed.  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 Division's records reveal that the 
          owner's rent restoration application (Docket No. FA110054OR) was 
          denied on September 24, 1991.  The owner may refile for rent 
          restoration when services have been fully restored.

               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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