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.: EA610204RO    
                  
          B & L CONCOURSE HOUSING ASSOC.,
                                                   RENT ADMINISTRATOR'S
                                                   DOCKET NO.: DI610711S 
                                PETITIONER  
                                                   SUBJECT PREMISES:
                                                     1290 Grand Concourse
                                                     Apt. 3G
                                                     Bronx, 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 December 18, 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 27, 1989 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 all services were being provided and 
            maintained.

            An on-site inspection of the apartment was conducted on December 4,  
            1989 by a DHCR inspector who confirmed that two kitchen cabinet 
            doors and drawers were missing, the refrigerator door was defective, 
            the kitchen floor was loose from the beams in front of the 
            combination sink, two tiles were cracked, the east bedroom ceiling 
            was damaged and leaking, the top hinge of the east bedroom closet 
            door was loose, and the hinges of the foyer and the linen closets 
            were loose.

            By an order dated December 18, 1989, the Administrator directed the 
            restoration of services and ordered a reduction of the stabilized 
            rent.

            In the petition for administrative review, the owner contends that 
            all items mentioned in the Administrator's order were corrected. The 
            owner submitted a letter stating repairs were done on May 21, 1990.

            EA610204RO








            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 determination that the owner was not 
            maintaining required services based on the results of the December 
            4, 1989 on-site inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            Accordingly, the Administrator's determination was in all respects 
            proper and is hereby sustained.

            The owner's rent restoration application (FF610182OR) was denied on 
            April 7, 1992.

            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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