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

          APPEAL OF                                    DOCKET NO.:
                    PRUT APARTMENTS INC.
                    (ABROD REALTY),
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as 224 Elizabeth Street, Apt. 16, New York, N.Y.

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

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment and, in addition, that the owner requires the 
          tenants to perform apartment renovations.

          While the owner was served with a copy of the complaint on March 
          21, 1988, there is no record of an answer having been filed.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who confirmed the existence of the defective 
          conditions:  severe roach and rodent infestation due to hole under 
          kitchen sink.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.

          In its petition for administrative review, the owner states, in 
          substance, that the tenant breached the lease and created plumbing, 


          electrical, and structural violations which were removed by the 
          owner but it was the tenant's responsibility to seal holes and 
          repaint.  In addition, the owner asserts that the tenant has not 
          paid rent since February, 1985, and that there is a proceeding 
          pending in Supreme Court, N.Y. Co.
          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain required 
          services.  The owner's 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 confirming the existence of defective condi- 
          tions in the subject apartment for which a rent reduction is 

          The lease, which is not in evidence here, cannot serve to relieve 
          the owner of his obligations to maintain required services.

          The owner may file a rent restoration application if the facts so 

          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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