DC110216RO
                                  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



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:
                                                  DC110216RO
                 REGENT REALTY CO.,                                        
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CK110497S 
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On March 17, 1989, the above-named owner filed a timely petition 
          for administrative review against an order issued concerning the 
          housing accommodation known as Apartment 209 located at 83-45 
          Broadway, Elmhurst, New York.  

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding below by filing a complaint 
          asserting, in pertinent part, that the stove and refrigerator are 
          defective and full of roaches and that the windows are in poor 
          condition.

          Although afforded an opportunity to do so, the owner did not inter- 
          pose an answer.

          Thereafter, on February 6, 1989, a staff inspector conducted an on 
          site inspection of the subject apartment and reported as follows:

                    1.   Vermin infestation in the oven and 
                         throughout the apartment,    
                    2.   Windows are defective throughout the 
                         apartment, with broken locks and 
                         warped sashes that are hard to raise 
                         and lower.

          Based thereon, the Rent Administrator, by order dated February 24, 
          1989, directed restoration of these services and further ordered a 

reduction of the stabilized rent in an amount equal to the most 
recent guideline adjustment.











          DC110216RO


          In the petition for administrative review, the owner asserts that 
          the tenant did not notify the owner of vermin infestation, that an 
          exterminator visits the building on a monthly basis and has now 
          been sent to the tenant's apartment, and that the windows have been 
          repaired.

          The tenant filed an answer opposing the petition.

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

          The 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 con- 
          firming the existence of defective conditions for which a rent 
          reduction is warranted.

          It is noted that in the tenant's original complaint, the tenant 
          complained of a roach infested oven and refrigerator.  The Commis- 
          sioner is of the opinion that this allegation was sufficient to put 
          the owner on notice of vermin infestation throughout the apartment. 

          Regarding the owner's assertion of repairs to the windows and 
          locks, it is noted that this appeal proceeding concerns whether the 
          finding that the owner failed to maintain certain required services 
          was correct.  Accordingly, whether the services may now be poten- 
          tially restored is irrelevant to the Administrator's determination 
          that the owner had failed to maintain such services at the time of 
          inspection.

          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.  The Division's records reveal that the owner's 
          rent restoration application had been granted (EE110255OR).


          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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