DB510182RO
                                  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




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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       DB510182RO
                  
                                                       RENT ADMINISTRATOR'S
                     SAUL SHENKER,                     DOCKET NO.:
                                                       BI510759S

                                                       SUBJECT PREMISES:
                                                       650 West 171st St.
                                                       Apartment 1-B
                                   PETITIONER          New York, NY
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            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                  IN PART AND MODIFYING RENT ADMINISTRATOR'S ORDER


          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on January 20, 1989, concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 on September 14, 1988, by 
          filing a complaint asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          On November 28, 1988, an inspection of the subject apartment was 
          conducted by a Division of Housing and Community Renewal (DHCR) 
          staff member who confirmed the existence of defective conditions.  
          On December 12, 1988, a second inspection of the subject apartment 
          was conducted by a DHCR staff member who confirmed the existence of 
          additional defective conditions.

          By an order dated January 20, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction based on the 
          physical inspections and the owner's failure to submit an answer to 
          the tenant's complaint.












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          In this petition, the owner contends in substance that all work was 
          done and that he did, in fact, submit an answer to the tenant's 
          complaint.

          DHCR mailed a copy of the petition to the tenant who answered, 
          stating that he objected to the statements made in the owner's 
          petition.

          After a careful review of the evidence in the record, the Commis- 
          sioner is of the opinion that the petition should be granted in 
          part and the order here under review should be affirmed as modified 
          herein.

          A careful review of the record reveals that the owner did, in fact, 
          submit an answer to the tenant's complaint.  This answer, in which 
          the owner asserted in substance that the necessary repairs were 
          made, was filed by the owner and received by the Agency on November 
          2, 1988.  Accordingly, the Commissioner finds that the Administra- 
          tor's order issued on January 20, 1989, is in error with respect to 
          its finding that the owner failed to file an answer and must be 
          modified accordingly to reflect the fact that the owner did submit 
          an answer to the tenant's complaint.

          The balance of the Administrator's order is affirmed.  The Commis- 
          sioner notes that the owner's answer was filed prior to either of 
          the two DHCR inspections.  The Administrator properly relied on the 
          findings of the two physical inspections, which are controlling 
          notwithstanding the owner's assertions in his answer.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized 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 to 
          modify or revoke the Administrator's determination based on the 
          November 28, 1988 and December 12, 1988 inspections which confirmed 
          the existence of defective conditions, warranting a rent reduction.

          The rent will be restored only when an owner's application to 
          restore the rent is filed and granted.  The owner is advised to 
          file such an application if the facts so warrant.

          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.











          DB510182RO


          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, and Operational Bulletin 84-1, it is 

          ORDERED, that this petition be, and the same hereby is, granted in 
          part, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed as modified herein.
           

          ISSUED:






                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner