DB510236RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: DB510236RO

               Stellar Management Co., Inc.
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CJ510636S
                                                                           
                                                       SUBJECT PREMISES:
                                                       575 West 175th Street
                                                       Apt. 25
                                                       New York, N.Y.
                                   PETITIONER
          ------------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 17, 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 October 15, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner asserted in substance that repairs were done.

          On December 28, 1988, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated February 17, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In this petition, the owner contends in substance that two of the 
          three defective conditions specified in the Administrator's order 
          were not mentioned in the tenant's original complaint and that the 
          third item has been repaired.












          DB510236RO


          DHCR mailed a copy of the petition to the tenant on April 17, 1989.  

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          A careful review of the record establishes that the tenant 
          originally complained about a pilot that was not working and 
          ceiling outlets that were inoperative in the bedroom.  The 
          inspector's findings concerning stove burners that do not ignite 
          and the pilot being out; and a hanging ceiling light fixture is 
          within the ambit of the tenant's original complaint.  Accordingly, 
          the Commissioner finds the owner's allegation in the petition to be 
          without merit.

          The Commissioner further notes that the owner's contention that 
          certain repairs have been made does not disturb the findings of the 
          DHCR inspection.

          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 
          December 28, 1988 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction. 

          Division records reveal that the owner has filed an application to 
          restore the rent which is pending before the Administrator under 
          Docket No. HG410116OR.

          The automatic stay of the retroactive rent abatement that resulted 
          from the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and Operational Bulletin 84-1, it is

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

          ISSUED:

                                                                     
                                             LULA M. ANDERSON
                                             Deputy Commissioner  
    

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