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

          APPEAL OF                               DOCKET NO.:
          Tom Gjokaj d/b/a                        RENT ADMINISTRATOR'S
          Woodhaven Blvd. Assoc.,                 DOCKET NO.:

                                                  PREMISES: Apt.4C-B
                                                  and Various Rent-Controlled 
                                                  91-47 88th Rd.
                                                  Woodhaven, NY


          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 10, 1990 concerning the 
          housing accommodations relating to the above-described docket 

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding on March 31, 1989 by filing a 
          complaint asserting that the owner failed to maintain various 
          services in the subject apartment.

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that the complaint would be investigated and 
          repairs performed if necessary.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 20, 1989 by a DHCR staff member who confirmed 
          that the roof door was missing a door knob and latching device; and 
          the roof door should be made to be automatically self-closing.

          By an order dated January 10, 1990, the Administrator directed the 
          restoration of services and ordered the reduction of the maximum 
          legal rent of rent-controlled tenants by $3.00. The Administrator 


          also ordered the legal regulated rent of the rent-stabilized tenant 
          who initiated the complaint reduced by the percentage of the most 
          recent guidelines adjustment for the lease which commenced before 
          the effective date of this rent reduction.

          In the petition for administrative review, the owner contends that 
          he installed the door knob and latching device in the roof door; 
          that the door was made self-closing and repaired. No errors of law 
          or fact are alleged.

          DHCR mailed a copy of the petition to the tenant.

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

          The petition does not establish any basis to revoke or modify the 
          Administrator's determination based on the November 20, 1989 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction.
          The owner alleges that the defective conditions have been 
          corrected. If the conditions were corrected prior to the issuance 
          of the order under review, the owner offered no evidence to 
          substantiate the allegation before the Administrator. If the 
          conditions were corrected after the issuance date, the 
          determination was correct.

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

          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 Code
          and 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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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