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.:
                                                  EB120351RO
                                                                           
          Fazlur R. Khan,                         RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  CK120131S 

                              PETITIONER          PREMISES: Apt.1A
                                                  35-54 95th St.
                                                  Jackson Heights, 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 19, 1990 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 November 1, 1988 by filing 
          a complaint asserting that the owner failed to maintain certain 
          services in the subject apartment.

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that the conditions were corrected and services 
          were being provided.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 13, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 19, 1990, the Administrator directed the 
          restoration of services and ordered the reduction of the maximum 
          legal rent as follows:

                    1. Parts of the kitchen walls were rough and uneven as 
                       plaster was not sanded before painting.  5%
                    2. The master bedroom had cracked and
                       discolored walls.                        5%













          EB120351RO





                    3. The second bedroom was painted in an unworkmanlike    
                       manner.                                  5%
                    4. The apartment entrance door was missing a peephole 
                       cover; the hinge screws were loose; parts of the door 
                       next to the lock were missing; and the door did not 
                       close properly.                           $5.00
                    5. There was mice and roach infestation
                       in the kitchen.                           $4.00

          In the petition for administrative review, the owner contends in 
          substance that repairs were completed, and submits a contractor's 
          work invoice dated December 28, 1989 with the tenant's signature at 
          the bottom of this invoice.

          In answer, the tenant stated that the bedrooms were not painted 
          properly and the bedroom walls were discolored and had water marks.

          In reply, the owner denied that water marks in the bedroom walls 
          were one of the defective conditions enumerated in the order 
          appealed from.

          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 December 13, 1989 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. The work invoice with the tenant's 
          signature was not established in the proceeding below and is 
          disputed by the tenant. As set forth above in #2 and #3 of the 
          Administrator's order, cracked and discolored walls in the bedroom 
          are evidence of leaks and water stains; and the owner's contention 
          to the contrary is without merit.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

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








          EB120351RO












          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 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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