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 
          INTHE MATTER OF THE ADMINISTRATIVE      ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: EA410099RO       
               
          Convent Properties/  
          Arco American Mgmt. Corp.               RENT ADMINISTRATOR'S
                                                  DOCKET NO.: CL510530S      
                                PETITIONER  
                                                  SUBJECT PREMISES:
                                                     90 Convent Avenue
                                                     Apt. 57
                                                     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 January 5, 1990 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 December 27, 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 the tenant should mention these conditions 
            to the building superintendent who would repair them.

            Thereafter,  an on-site inspection of the apartment was conducted on 
            December 15, 1989 by a DHCR inspector who confirmed the existence of 
            defective conditions.

            By an order dated January 5, 1990, 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 conditions had been repaired.

            In answer, the tenant asserted that the defective conditions still 
            exist.

            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 
            EA410099RO










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

            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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