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

          APPEAL OF                                DOCKET NO.: EA110358RO    
                                                   (Refile of DK110234RO)    
          JOANN HURLEY,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CJ110457S           
                                                   SUBJECT PREMISES:
                                                       255-41 74 Ave.
                                                       Apt. 1
                                                       Glen Oaks, NY


            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on October 24, 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 October 7, 1988 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted that in the past (as indicated by an 
            attached copy of an October 1, 1988 letter) the tenant had repairs 
            done and deducted the cost from the monthly rent; otherwise, the 
            owner would willingly perform the repairs; and the tenant had not 
            informed the owner of her alternatives.

            An on-site inspection of the apartment was conducted on October 13, 
            1989 by a DHCR inspector who confirmed that there was peeling paint 
            and plaster in the bathroom ceiling, and that the kitchen ceiling 
            required painting and repairs.

            By an order dated October 24, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 

            In the petition for administrative review, the owner contends that 
            the order was her first notice of the conditions and she sent the 
            tenant a letter advising her to have repairs made and deduct the 
            costs from the rent. Attached to the petition is the same copy of an 
            October 1, 1988 letter submitted in the proceeding below, indicating 

            other repairs were performed by the tenant and rent was reduced 

            In answer, the tenant asserted that the order was correct because 
            the owner received the original complaint and and had ample time to 
            correct the conditions before the order was issued.

            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 

            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 the results of the 
            October 13, 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 Commissioner notes that the owner was put on notice of the 
            conditions in the original tenant's complaint, and the allegation 
            that the tenant did her own repairs in the past fails to disturb the 
            Administrator's determination based on the inspection. Furthermore, 
            the owner cannot pass his obligations to make repairs to the tenant.

            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 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.


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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