DA210133RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: DA210133RO
                                                  
                                                RENT ADMINISTRATOR'S
             PROSPECT REALTY ASSOCIATES         DOCKET NO.: BJ210529S 
                                                
                                                         
                                 PETITIONER  
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     

               The above named owner filed a timely petition  for 
          administrative review of an order issued concerning the housing 
          accommodations known as 925 Prospect Place, Apt. 4D, Brooklyn, N.Y.

               The Commissioner has reviewed all the evidence in the record 
          relevant to the issues raised in the petition.

               The tenant commenced this proceeding by filing a complaint 
          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 an inspection of the subject apartment was 
          conducted by a D.H.C.R. inspector who confirmed the existence of 
          the following defective conditions: bathroom floor is uneven, 
          kitchen and living room floors have cracks, vermin infestation in 
          kitchen and living room, kitchen sink drain leaks.

               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 states, 
          in substance, all services allegedly not provided have been 
          restored.  The Division sent a copy of the petition to the tenant 
          on February 24, 1989.

               The tenant interposed an answer to the owner's petition 
          stating that conditions complained of have not been corrected.













          DA210133RO




               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 a 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 may file a rent restoration application if the facts 
          so warrant.

               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 

               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