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.: EA410034RO    
                  
          Sessler and Schacht, 
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CI410603S           
                             PETITIONER  
                                                   SUBJECT PREMISES:
                                                       229 W. 71st. St.
                                                       Apt. 2F
                                                       NY, 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 November 29, 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 20, 1988 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations in the complaint and 
            otherwise asserted that repairs were performed.

            Thereafter,  an on-site inspection of the apartment was conducted on 
            November 15, 1989 by a DHCR inspector who confirmed that there was 
            roach infestation and the peephole cover was missing.

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

            In its petition for administrative review, the owner contends in 
            substance that the tenant initially refused access; that an 
            exterminator took care of the roach infestation; and that it never 
            knew about the missing peephole cover.

            In answer, the tenant denied the allegations in the petition and 
            asserted in substance that the defective conditions continue to 
            remain.


            EA410034RO











            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 
            services.

            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 
            November 15, 1989 on-site inspection which confirmed the existence 
            of defective conditions, warranting a rent reduction.

            The owner may file a rent restoration application if the facts so 
            warrant.

            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.








            ISSUED:








                                                                          
                                            JOSEPH A. D'AGOSTA
                                            Deputy Commissioner


    

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