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

          APPEAL OF                               DOCKET NO.:
             JAMAICA WOODS ASSOCIATES,                                
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      CB110333S 


          The above-named owner filed a timely petition for administrative 
          review against an order issued on March 7, 1989 concerning the 
          housing accommodation known as Apt. 4-L 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.

          The owner was served with a copy of the complaint and afforded an 
          opportunity to respond.  The owner failed to file a response.

          Thereafter, inspections of the subject apartment were conducted on  
          February 8 and February 9, 1989.  The inspections revealed the 

                    1.   Defective living room radiator valve,

                    2.   Kitchen faucet leaks,

                    3.   Leak in bathroom wall rear shower,



                    4.   Kitchen ceiling is cracked with peeling paint and 

                    5.   Kitchen closets have cracked walls and interiors,

                    6.   One missing bathroom floor tile,

                    7.   Defective toilet flushometer.

          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 
          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 April 28, 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 on-site physical inspections confirming the existence of 
          defective conditions for which a rent reduction is warranted. 
          Service of the complaint on the owner on March 24, 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 Commissioner notes that the owner's 
          applications for rent restoration (Docket Nos. EE110072OR and 
          FF110039OR) have been denied by the Administrator.

          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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner 


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