DD410128RO
                                  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.:
                                                       DD410128RO
                    140 West Equities,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       CB410582S

                                                       SUBJECT PREMISES:
                                                       140 West 71st Street
                                                       Apt. 9G
                                                       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 March 24, 1989, concerning the above- 
          described housing accommodations.

          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 February 19, 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 all repairs were 
          done.

          On March 14, 1989, an inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated March 24, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.


          In this petition, the owner contends in substance that all work was 
          done.  Copies of work orders and an acknowledgement from the tenant 












          DD410128RO

          were submitted with the petition.

          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 
          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 
          March 14, 1989 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.

          The Commissioner notes that the copies of the work orders and 
          tenant acknowledgment which concerned the conditions specified in 
          the Administrator's order were submitted for the first time with 
          this petition and so are beyond the scope of review, which is 
          limited to those issues and evidence that had been before the 
          Administrator.

          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 
          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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