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

          APPEAL OF                                    DOCKET NO.: DC510271RO

                     HARRY SNOW

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CL510363S



               On March 23, 1989, the above-named owner filed a timely 
          petition for administrative review against an order issued 
          concerning the housing accommodation known as Apartment 6-D located 
          at 601 West 135 Street, New York, 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 issue raised in the petition.

               The tenants commenced the proceeding below on December 29, 
          1988 by filing a complaint asserting that the toilet was in need of 

               Although afforded an opportunity to do so, the owner did not 
          interpose an answer.

               Thereafter, on February 2, 1989, a staff inspector conducted 
          an on site inspection and confirmed the existence of a defective 
               Based thereon, the Rent Administrator, by order dated February 
          27, 1989, directed restoration of this service and further ordered 
          a reduction of the stabilized rent, in an amount equal to the most 
          recent guideline adjustment.


               In the petition for administrative review, the owner asserts 
          that an answer was interposed on January 26, 1989, stating that the 
          flushometer was repaired.  The owner also attached a repair invoice 
          dated December 7, 1986. The petition was served on the tenant on 
          June 11, 1989.

               After careful consideration, the Commissioner is of the 
          opinion that this petition should be denied.                       
               This petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining the required service based on a staff 
          inspection confirming the existence of the defective condition for 
          which the rent reduction is warranted.

               Although the owner claims to have responded to the complaint, 
          the record before the Administrator did not contain any answer and 
          the owner did not submit any proof that the answer was either 
          mailed to or received by the Division.

               Moreover, even if the allegation of repair contained in the 
          answer was before the Administrator, it was effectively 
          contradicted by the subsequent physical 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 the petition is vacated upon 
          issuance of this order and opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and 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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