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.: EA110321RO    
                                                           
          REGENT REALTY,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: DG110451S           
                             PETITIONER  
                                                   SUBJECT PREMISES:
                                                       83-45 Broadway 
                                                       Apt. 403
                                                       Elmhurst, NY
            ----------------------------------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 December 11, 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 July 12, 1989 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 
            made.

            An on-site inspection of the apartment was conducted on November 17, 
            1989 by a DHCR inspector who confirmed that the kitchen sink enamel 
            was chipped and the bathroom window screen was missing.

            By an order dated December 11, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 
            rent.

            In the petition for administrative review, the owner asserts that 
            the kitchen sink was replaced and a new bathroom window screen was 
            replaced.

            DHCR mailed a copy of the petition to the tenant.

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


            EA110321RO











            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 for 
            modifying or revoking the Administrator's determination that the 
            owner was not maintaining required services based on the results of 
            the November 17, 1989 on-site inspection which confirmed the 
            existence of defective conditions, warranting a rent reduction. The 
            determination was in all respects proper and is hereby sustained.

            The status of the owner's rent restoration applications is as 
            follows: EF110081OR denied on January 22, 1991, FC110273OR granted 
            on November 20, 1991.

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

            THEREFORE, in accordance with the Rent Stabilization 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, affirmed.






            ISSUED:






                                                                          
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


                      
    

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