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.: EA610226RO    
                  
          JOHN CAPASSO,
                                                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.: DI610563S 
                                  PETITIONER  
                                                   SUBJECT PREMISES:
                                                       2254 Cedar Ave.
                                                       Apt. 3J
                                                       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 January 18, 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 September 28, 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 maintained and 
            necessary repairs if any would be performed.

            An on-site inspection of the apartment was conducted on December 29, 
            1989 by a DHCR inspector who confirmed that the bathroom shower 
            curtain rod was loose.

            By an order dated January 18, 1990, 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 defective conditions were repaired; and a loose curtain rod is 
            not a decreased service, warranting a rent reduction.

            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 
            EA610226RO











            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 
            29, 1989 on-site inspection which confirmed the existence of a  
            loose bathroom shower curtain rod. The owner's replacement of the 
            shower curtain rod was done in an unworkmanlike manner. It was not 
            an abuse of discretion for the Administrator to deem this 
            potentially hazardous condition as a decrease in service.

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

            The status of the owner's rent restoration applications is as 
            follows: EA610133OR denied on September 26, 1990; and EK610017OR 
            granted on September 19, 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.








            ISSUED:







                                                                          
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
























    

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