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

          APPEAL OF                               DOCKET NO.:
          Nancy Huang,                            RENT ADMINISTRATOR'S
                                                  DOCKET NO.:

                                                  PREMISES: Apt. D15
                                                  42-20 Kissena Boulevard
                              PETITIONER          Flushing, NY


          The above-named owner filed a timely petition for administrative 
          review against an order issued by the Rent Administrator reducing 
          the rent and directing restoration of services based on a finding 
          of failure to maintain required services.

          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 May 26, 1988 by filing a 
          complaint asserting the owner failed to maintain certain services 
          in the subject apartment.

          In an answer filed on August 16, 1988, the owner asserted in 
          substance that the complained-of conditions were repaired.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on June 13, 1989 by a DHCR staff member who confirmed the 
          existence of these conditions:

               (1) The living room ceiling and walls are blistered,        
                   discolored and peeling paint and plaster due to leaks. The 
                   kitchen walls have been covered with sheet rock but not 
                   plastered and painted. The bedroom walls and ceiling are 
                   discolored and peeling paint and plaster. The kitchen     
                   ceiling is incomplete.


               (2) The two (2) bedroom window sashes do not open. The left 
                   window lock is missing, and the pane and frames are in    
                   need of painting.

               (3) The kitchen floor tiles are worn out.

          By an order dated June 29, 1989, the Administrator directed the 
          restoration of services and further ordered a reduction of the 
          stabilized rent.

          In the petition filed on August 3, 1989, the owner contends in 
          substance that all services are being maintained properly; that the 
          inspection referred to in the order was conducted without due 
          process of law; and that she is reserving her right to supplement 
          the petition.

          In an answer filed on December 15, 1989, the tenant stated in 
          substance that the conditions continue to exist and that she 
          incurred expenses of her own due to the disrepair.

          The Commissioner notes that as of the writing of this Order and 
          Opinion, the owner has not exercised her right, as she had 
          expressed, to supplement 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 
          required to order a rent reduction, upon application by a tenant, 
          where it is found that an owner has failed to maintain services.

          The owner's petition does not establish any basis to modify or 
          revoke the Administrator's determination based on a June 13, 1989 
          physical inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction.

          The bare allegations that all services are being maintained 
          properly and that the inspection referred to in the order was 
          conducted without due process of law are not supported by the 
          record and without merit. These assertions fail to disturb the 
          Administrator's order based on the record showing that the owner 
          was properly informed of the complained-of conditions and the 
          inspection verifying the allegations in the complaint.

          The owner is advised to file a rent restoration application if the 
          facts so warrant.


          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 
          the Administrator's order be, and the same hereby is, affirmed.

                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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