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

          APPEAL OF                             DOCKET NO.: DA410019RO
                                                RENT ADMINISTRATOR'S
                    JOSEPH PULIAFITO            DOCKET NO.: BI410479S


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 417 East 74 St., Apt. 14, 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 the proceeding below 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, upon access.

               On March 3, 1988 an access inspection of the subject apartment 
          was conducted by a D.H.C,R inspector who confirmed the existence of 
          some defective conditions cited in the complaint. 

               On July 5, 1988 and September 13, 1988, the tenant responded 
          to a notice which asked if the owner had performed repairs.  The 
          tenant's reply stated that the owner had not made any repairs.

               On October 4, 1988, an inspection of the subject apartment was 
          conducted by a D.H.C.R inspector who confirmed the existence of 
          peeling paint and plaster throughout, five windows with old and 
          loose frames which permit air seepage, and a defective lock on the 
          living room window.

               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, that since the tenant has altered the surfaces of the 
          apartment without consent, the peeling paint and plaster condition  
          should be omitted from the Administrator's order.

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

               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 
          the required service.  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 of the subject apartment for which 
          a rent reduction is warranted.  The allegation that the tenant 
          altered the surfaces of the apartment was not supported by any 
          evidence and was not noted by the inspection.

               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 that the Rent 
          Administrator's order be, and the same hereby is, affirmed.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        

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