DA410011RO
                                  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.: DA410011RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: CJ430027HW
                    Ben Pilcer,              
                                                
                                                                        
                                 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 53 West 72 Street, Apt. 6D, New York, N.Y.

               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 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: hot water is inadequate.

               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, hot water is adequate and an inspection is requested.

               The DHCR served a copy of the petition on the tenant on March 
          6, 1989.














          DA410011RO



               On March 14, 1989, the tenant interposed an answer to the 
          owner's petition and stated that the hot water is inadequate.

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

               Pursuant to Section 2523.4 of 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.

               The Commissioner notes that the owner's rent restoration 
          application under docket number DA420068OR was granted on May 3, 
          1989.

               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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