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.:
                                                  EB420178RO
                                                                           
          BECKER, REUBEN AND ASSOC./              RENT ADMINISTRATOR'S
          FINKELSTEIN, BORAH et al./              DOCKET NO.:
          ROSENBERG AND ESTIS P.C.,               DA420234S 

                                                  PREMISES: Apt.12B
                                                  258 Riverside Drive
                                                  New York, NY
                              PETITIONER     
          ----------------------------------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 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 January 13, 1989 by filing 
          a complaint asserting that the owner had failed to maintain various 
          services in the subject apartment.

          On January 27, 1989, DHCR mailed to the owner a copy of the 
          complaint.

          In an answer filed on February 21, 1989, the owner asserted that 
          the defective conditions were repaired. As to "damage to ceilings 
          in kitchen and pantry," the owner stated that the tenant was 
          "uncooperative" in arranging painting.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 27, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 16, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.













          EB420178RO


          In the petition for administrative review, the owner contends in 
          substance that it never received the tenant's complaint and that 
          repairs were made prior to the issuance of the order.

          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 the tenant's application 
          where it is found that the owner failed to maintain required 
          services.

          The petition failed to establish any basis to revoke or modify the 
          Administrator's determination based on the December 27, 1989 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. The contention that the owner never 
          received the complaint is belied by the record which shows the 
          owner answering the tenant's complaint. The claim of repairs is not 
          supported by the record. Accordingly, the order appealed from was 
          in all respects proper and is hereby sustained.

          The owner may apply for a rent restoration if the facts so warrant.

          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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