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

          APPEAL OF                              DOCKET NO.: EA410136RO      
          Ronald Demilt,                         RENT ADMINISTRATOR'S
                                                 DOCKET NO.: CK410621S            
                                PETITIONER       PREMISES: 150 West 84th St.
                                                           Apt. 2B
                                                           NY, NY      


          The above-named owner filed a timely petition for administrative 
          review of an order issued on December 12, 1989 concerning the 
          housing accommodations relating to the above-described docket 

          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.

          The tenant commenced this proceeding on November 25, 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 this was the first time he was 
          informed of the conditions; his workmen would investigate and repair 
          where necessary.

          Thereafter, an inspection of the subject apartment was conducted on 
          November 22, 1989 by a DHCR staff member who confirmed that there 
          was a very large hole directly behind the toilet tank; the toilet 
          tank  was not secured to the wall as the wall was missing; the 
          toilet bowl was loose and not secured to the floor properly; the 
          porcelain on the inside of the tub was worn; and the bathtub metal 
          stopper was missing.

          By an order dated December 12, 1989, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends that 
          he was never informed of these defective conditions and was never 

          afforded an opportunity to make repairs.

          In answer, the tenant asserted in substance that the owner was aware 
          of the defective conditions in the bathroom and throughout the 

          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 was not maintaining required services based on a 
          physical inspection, confirming the existence of defective 
          conditions for which a rent reduction is warranted.

          The assertion that the owner was not notified of the conditions is 
          belied by the record. The owner answered the complaint, stating that 
          his workmen would investigate and repair where necessary; but the 
          November 22, 1989 physical inspection showed that the owner failed 
          to do so.

          The owner's rent restoration application (EE410265OR) was denied on 
          February 28, 1991.

          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.


                                                    JOSEPH A. D'AGOSTA
                                                    Deputy Commissioner

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