DC110419RO
                                  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.:
                                                  DC110419RO
            JAMAICA WOODS ASSOCIATES,                                 
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CB110285S 
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review against an order issued on February 28, 1989 concerning the 
          housing accommodation known as Apt. 6-J located at 88-05 171st 
          Street, Jamaica, 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 this proceeding on February 22, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          required services.

          In an answer filed on May 12, 1988, the owner asserted that all 
          repairs have been completed.

          Thereafter, on February 13, 1989, a staff inspector reported the 
          existence of vermin infestation, a defective living room window 
          sash, a defective kitchen vent, missing bathroom wall tiles and 
          peeling paint and plaster on the living room wall over the window.

          Based thereon, the Rent Administrator's order directed restoration 
          of services and further ordered a reduction of the stabilized rent.

          In the petition for administrative review, the owner asserts that 
          all repairs were completed as of the time that it had notice of the 
          complaint, that it had no notice of the existence of these 
          conditions prior to the filing of the complaint and that it would 












          DC110419RO

          violate due process to impose a rent reduction for conditions whose 
          existence the owner was not made aware of. The petition was served 
          on the tenant on June 6, 1989.

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

          The Commissioner notes that pursuant to Section 2523.4 of the Rent 
          Stabilization Code a tenant may apply to the DHCR for a rent 
          reduction based on the owner's failure to maintain required 
          services and the Administrator shall reduce the rent upon finding 
          that the owner has failed to maintain such services.  Pursuant to 
          Section 2520.6 (r) of the Code, the definition of required services 
          includes repairs and maintenance. This 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 an on-site physical inspection confirming the existence of 
          defective conditions for which a rent reduction is warranted.  
          Service of the complaint on the owner on March 23, 1988 afforded 
          the owner sufficient notice and opportunity to correct the 
          conditions complained of before the order was issued almost a year 
          later. The order here under review is affirmed.

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

          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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