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


          APPEAL OF                               DOCKET NO.: EA210013R0 
          James L. Campbell,                      RENT ADMINISTRATOR'S
                                                  DOCKET NO.: DH210070S      
                          PETITIONER              PREMISES:
                                                     Apt. 5
                                                     167 Washington Park     
                                                     Brooklyn, NY            


          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 6, 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 this administrative appeal.

          This proceeding was commenced on August 1, 1989 by the tenant filing 
          a complaint asserting that the owner had failed to maintain various 
          services in the subject apartment.

          In answer, the owner asserted that the conditions were repaired.

          On November 20, 1989, a physical inspection of the apartment was 
          conducted by a DHCR staff member who confirmed the existence of 
          defective conditions.

          By an order dated December 6, 1989, the Administrator determined 
          that the trap door being built for the closet ceiling was 
          incomplete; the trap door was missing; and there were exposed pipes 
          and wires in the closet ceiling. The Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 

          In the petition for administrative review, the owner contends in 
          substance that installing the trap door, which exposed the ceiling 
          pipes and wires, was delayed by the tenant.

          In answer, the tenant denied the allegations in the petition and 
          otherwise asserted that the continuous leaking, subsequent damage 
          and the use of half a closet are ongoing problems.

          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 

          In the instant case, the petition does not establish any basis for 
          modifying or revoking the Administrator's order which determined 
          that the owner failed to maintain required services, based on a 
          November 20, 1989 on-site inspection confirming the existence of 
          defective conditions. The allegation that the tenant caused the 
          delay in repairs is unsubstantiated and beyond the scope of 
          administrative review. Accordingly, the determination was in all 
          respects and is hereby sustained.

          The Commissioner notes that the owner's rent restoration application 
          (EB210051OR) was granted on December 11, 1990.

          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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