ADM. REVIEW DOCKET NO.: DK-510300 RO
           
                                  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.:               
                                                 DK 510300 RO    
                                              :  (Refile OF DJ-510061-RO)
                                                 DRO ORDER NO.:           
                                                 DG-510048-S                
                   
             945 ST. NICHOLAS REALTY CORP.                                
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On  November  9,  1989,  the  above-named   petitioner-owner
          refiled and perfected a Petition for Administrative Review  (PAR)
          appealing an order issued  on  September  6,  1989  by  the  Rent
          Administrator at Gertz Plaza, Jamaica, New York,  concerning  the
          housing accommodation known as 945 St. Nicholas Avenue, Apartment 
          9/2E, New York, New York, wherein  the  Administrator  determined
          tenant's  complaint  of  a  reduction  of  individual   apartment
          services.

               The tenant's complaint suggested  that,  as  the  result  of
          Court proceedings, the owner would install  a  new  bathroom  and
          kitchen, and,  new  windows  and  that  the  apartment  would  be
          painted.  The tenant also indicated, among other items, that  the
          toilet was shaky, that there were leaks  in  the  apartment,  and
          that a new stove was not provided.

               An inspection was conducted on August 8, 1989 by a member of 
          the Division's staff.  The inspector  reported  that  the  toilet
          tank was not bolted and that it was loose, that the base  of  the
          kitchen cabinet was rotted due to plumbing leaks,  and  that  the
          oven and left front burner of the kitchen stove  were  defective.
          The inspector also noted the bathroom floor was not level.   

               Based on the inspection report, the Administrator issued  an
          order reducing the tenant's stabilized rent.      


               The applicable law is Section 2520.6(r) and  2523.4  of  the
          Rent Stabilization Code.

               The  owner  requests  the  Commissioner   to   reverse   the
          Administrator's order, on grounds more fully set forth below.

               The owner asserts that the kitchen cabinet and bathroom were 
          new and maintained adequately.  However, the owner does not  make






          ADM. REVIEW DOCKET NO.: DK-510300 RO
          clear whether the repairs had been  made  before  the  order  was
          issued, or whether the repairs were made following  the  issuance
          of the order.

               If it is the former, there is no indication that  the  owner
          advised the  Administrator  so  that  the  information  could  be
          considered.  Consequently, the determination  below  was  correct
          based on the record presented.    

               If the repairs were  made  following  the  issuance  of  the
          order, then the determination was correct when issued.  Moreover, 
          the installation of new equipment does not absolve the owner from 
          responsibility to repair and maintain.

               The owner's assertion that the toilet  tank  cover  was  not
          bolted or secured failed to give rise to any question of error of 
          law or fact in the Administrator's findings, that the toilet tank 
          was loose.

               The tenant's assertion, that owner had failed to  provide  a
          new stove was also sufficient to constitute notice to  the  owner
          of stove defects.  

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is

               ORDERED, that the owner's petition be and  the  same  hereby
          is denied and that the Administrator's  order  be  and  the  same
          hereby is affirmed.

          ISSUED:



                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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