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.: EA520333RO    
                  
          MOISHE BODNER,  
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: CL520565S           
                             PETITIONER  
                                                   SUBJECT PREMISES:
                                                       234 West 147 St.
                                                       Apt. G
                                                       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 16, 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 12, 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 "all repairs had been made as 
            required."
             
            An on-site inspection of the apartment was conducted on December 20, 
            1989 by a DHCR inspector who confirmed the existence of defective 
            conditions.

            By an order dated January 16, 1990, the Administrator directed the 
            restoration of services and ordered a reduction of the maximum legal 
            rent as follows:

                 Six (6) loose window panes at $2.00 each = $12.00 
                 Leaking kitchen cold water faucet        = $ 2.00
                 Collapsing shower wall, thus
                 exposing plumbing pipes (hazardous)      = $ 6.00
                                                  TOTAL   = $20.00

            In the petition for administrative review, the owner contends that 
            all items in the order had been corrected.

            In answer, the tenant asserted that the conditions still remain.

            EA520333RO











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

            Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
            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 December 
            20, 1989 on-site inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction.

            The allegation that the conditions were repaired was never 
            substantiated and is therefore without merit.

            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 and Eviction Regulations, 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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