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

          APPEAL OF                                    DOCKET NO.:
                   PAUM SALES CORP.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          CA610244S  


          On February 10, 1989, the above-named petitioner-owner filed a 
          Petition for Administrative Review (PAR) of an order issued on 
          January 17, 1989, by the Rent Administrator, concerning the housing 
          accommodation known as 4140 Carpenter Avenue, Bronx, New York, 
          Apartment 2-A, wherein the Administrator determined that a reduc- 
          tion in rent was warranted based upon a reduction in services, and 
          directed a restoration of services. 

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject apartment, based on a finding of reduced 

          On January 11, 1988, the tenant filed a complaint alleging that 
          there was a diminution of services in the subject apartment.

          The owner filed an answer to the complaint alleging that all 
          required repairs were made.

          A Division of Housing and Community Renewal (DHCR) inspection con- 
          ducted on October 24, 1988, revealed that:

               1.   The apartment doorbell is not working.

               2.   The bedroom radiator cut-off valve is defec- 


          On appeal, the petitioner-owner asserted, in pertinent part, that 
          all required repairs were made.

          The petition was served on the tenant on March 23, 1989, and on 
          April  12, 1989, the tenant filed an answer to the petition stating 
          that the owner failed to make all the repairs and that those re- 
          pairs that were done were not made in a timely manner.

          After a careful consideration of the entire evidence of record, the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, a 
          tenant may apply to the Division of Housing and Community Renewal 
          (DHCR) for reduction of the legal regulated rent to the level in 
          effect prior to the most recent guidelines adjustment, and the DHCR 
          shall so reduce the rent for the period for which it is found that 
          the owner has failed to maintain required services.

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

          The Commissioner finds that the Administrator properly based his 
          determination on the entire record, including the results of the 
          on-site physical inspection conducted on October 24, 1988, and that 
          pursuant to Section 2523.4(a) of the Code, the Administrator was 
          mandated to reduce the rent upon determining that the owner had 
          failed to maintain services.

          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.

          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code,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, 


                                                       LULA M. ANDERSON  
                                                       Deputy Commissioner


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