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.:
                                                  EB420274RO
                                                                           
          BATTERY PARK MGMT.,                     RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  CL420476S 

                                                  PREMISES: Apt.5D
                                                  165 Christopher St.
                                                  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 9, 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 December 15, 1988 by filing 
          a complaint asserting that the owner failed to maintain various 
          services in the subject apartment.

          In answer, the owner asserted that all repairs were completed.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on December 14, 1989 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 9, 1990, the Administrator directed the 
          restoration of services and ordered the reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends that 
          the tenant waived all claims against the owner by virtue of a court 
          stipulation in a non-payment proceeding.

          In answer, the tenant stated that the non-payment proceeding was 













          EB420274RO


          dismissed by virtue of the owner's failure to abide by the 
          stipulation and to provide services.

          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 offered no reason to revoke or modify the 
          Administrator's determination based on the December 14, 1989 
          inspection which confirmed the existence of defective conditions.
          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The Commissioner finds the owner's contentions, which are disputed 
          by the tenant, not raised in the proceeding below prior to the 
          issuance of the order and beyond the scope of review.

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

          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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