DD410030RO
                                    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.:  
                                                  DD410030RO
                 PRUT APARTMENTS INC.,
                    (ABROD REALTY)                RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     CA410222S 
          -----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order concerning the housing accommodations 
          known as 224 Elizabeth Street, Apartment 10, New York, New York.

          The Commissioner has reviewed all of 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 as- 
          serting that the owner had failed to maintain certain services in 
          the subject apartment.  Although notified of the tenant's complaint 
          by notice dated March 21, 1988, the owner failed to respond to the 
          tenant's complaint.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of the following defective conditions:

               1.   Severe infestation due to holes in walls,
               2.   No gas service,
               3.   No ventilation in bathroom.

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

          In its petition for administrative review, the owner states, in 
          substance that the complaining tenant illegally moved into the 
          apartment, has no lease and has never paid any rent, that the prior













          DD410030RO




          tenant, who moved out in 1985, created the plumbing, electrical and 
          structural violations, that the holes in walls cannot be sealed 
          until the violations are corrected, and that there is a civil suit 
          pending in Supreme Court - New York County.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required 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 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 con- 
          ditions in the subject apartment for which a rent reduction is 
          warranted.

          The owner's assertion that the defective conditions were caused by 
          a prior tenant does not relieve the owner of its obligation to 
          maintain required services.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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
                                        
                             
    

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