DD420077RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DD420077RO

                    Drax Realty,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CB420614S
                                   PETITIONER
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as 540 Manhattan Avenue, Apt. 3F, 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.

          In an answer, the owner asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who confirmed the existence of the defective 
          conditions: defective kitchen ceiling in hazardous condition, 
          defective bathroom flooring and tiles. 

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

          In its petition for administrative review, the owner states, in 
          substance, that work was begun in the apartment upon receipt of the 
          tenant's complaint, but that the work was more extensive than 
          previously thought and could not be completed before the Division's 
          inspection.


             












          DD420077RO

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.
          Pursuant to Section 2202.16 of the City Rent Law, DHCR may 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 conditions in the 
          subject apartment for which a rent reduction is warranted.

          THEREFORE, in accordance with the City Rent Law and the Rent and 
          Eviction Regulations, 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