DB110025RO
                                  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.: DB110025RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: CK110090S
               Harold J. Shinsato,                
                                                
                                                                             
                                 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 97-20 Van Wyck Expressway, Apt. D2,  
          Richmond Hill, 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: right bedroom window in need of 
          repair, second bedroom window has broken panes of glass, missing or 
          broken screens, refrigerator not replaced.

               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, repairs were made and the refrigerator was replaced.














          DB110025RO



               The DHCR served a copy of the petition on the tenant on March 
          8, 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 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 Division's records indicate that the owner was granted 
          rent restoration on July 18, 1989 under docket number DC110013OR.

               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