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.: EA210274RO    
                                                   (Refile of DL210099RO)    

          MARVIN KIRZNER,
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CI210379S 
                                  PETITIONER  
                                                   SUBJECT PREMISES:
                                                       557 East 21 St.
                                                       Apt. 1A
                                                       Brooklyn, NY
            ----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on November 22, 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 September 13, 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 repairs were being 
            undertaken. The owner failed to substantiate this assertion. 

            An on-site inspection of the apartment was conducted on November 3, 
            1989 by a DHCR inspector who confirmed that the bathroom wall was 
            peeling paint and plaster; the sink needed to be replaced; there was 
            a large area of missing enamel near the sink drain; and there was no 
            connection for the dishwasher to drain off the water to the sink 
            drain pipe.

            By an order dated November 22, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 
            rent.

            In the petition for administrative review, the owner contends that 
            repairs were completed, and submits copies of work invoices.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.
            EA210274RO












            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 
            3, 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's rent restoration application 
            (FF210099OR) was denied on February 5, 1992.

            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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