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

          APPEAL OF                                DOCKET NO.: EA510146RO    
          EL-KAM REALTY CO.  
            c/o Jacobs and Zinns                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CK510122S           
                                                   SUBJECT PREMISES:
                                                       640 Tenth Avenue
                                                       Apt. 3N
                                                       NY, NY


            The above-named owner filed a timely petition for administrative 
            review of an order issued on November 27, 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 the petition.

            The tenant  commenced this proceeding on November 5, 1988 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            On November 22, 1988, the owner was served with a copy of the 

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

            By an order dated November 27, 1989, the Administrator determined 
            that the bathroom door was defective; the kitchen ceiling was water- 
            stained and peeling paint and plaster; the kitchen faucet was 
            defective and had no cold water; and there was no shower head in the 
            bathroom. 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 were mere deficiencies, not warranting 
            a rent reduction; and that the owner was "in the process of making 
            various repairs". 

            On March 5, 1990, DHCR mailed to the tenant a copy of the petition.


            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 

            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 that the 
            bathroom door was defective; the kitchen ceiling was water-stained 
            and peeling paint and plaster; the kitchen faucet was defective and 
            had no cold water; and there was no shower head in the bathroom.
            The Commissioner finds these defective conditions warrant a rent 

            Furthermore, the contentions in the petition are beyond the scope of 
            administrative review, which is limited to the issues and evidence 
            before the Administrator.

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

            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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