DD110307RO

                                  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.: DD110307RO
                                                  
          ROCKAWAY ONE CO.                        RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: CH130047B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On April 26, 1989 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued March 22, 1989. The order concerned various 
          housing accommodations located at 20-43 Seagirt Blvd., Seagirt 
          Beach, N.Y.  The Administrator directed restoration of services and 
          ordered a rent reduction for failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on August 16, 1988 when one rent 
          stabilized tenant filed a Statement of Complaint of Decrease in 
          Building-Wide Services wherein he alleged that there were no 
          mirrors in the building elevator.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on October 
          28, 1988 and stated that the condition had been corrected.  Annexed 
          to the response  is an affidavit from the owner's manager wherein 
          it is stated that a contractor had been retained to install mirrors
          in the elevators.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on January 31, 1989 and 
          revealed that there was no mirror in the subject elevator.

               The Administrator issued the order here under review on March 
          22, 1989 and ordered a reduction of the complaining tenant's rent 
          based on the inspection report. 

               On appeal the owner states that all repairs have been 












          DD110307RO

          completed and the mirrors have been replaced.  The petition was 
          served on the tenant on August 22, 1989. 

               The tenant filed a response on September 6, 1989 and stated 
          that the petition should be denied because the service was only 
          restored upon issuance of the Administrator's order.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction and the rent 
          shall be reduced based on a finding that the owner has failed to 
          maintain required services.  The Commissioner finds that the 
          Administrator based this determination on the entire record 
          including the results of the on-site physical inspection conducted 
          on January 31, 1989.  The owner has offered no proof to rebut the 
          inspector's report.  The order here under review was correctly 
          issued and is, therefore, 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.  Based on the statement of the complaining 
          tenant in the response to the petition that the service was 
          restored, the rent is ordered restored effective September 1, 1989, 
          the first rent payment date following service of the owner's 
          petition on the tenant.  

               THEREFORE, pursuant to the Rent Stabilization Law and Code 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, and it is further

               ORDERED, that the rent be, and the same hereby is, ordered 
          restored effective September 1, 1989.  If the tenant owes arrears 
          based on the Commissioner's determination herein, the arrears may 
          be paid off in twenty-four (24) equal monthly installments or 
          immediately if the tenant vacates the apartment.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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