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.:
                                                  EB610198RO
                                                                           
          Finkelstein-Morgan Real Estate,         RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DJ610276S 

                              PETITIONER          PREMISES: Apt.5B
                                                  984 Sheridan Ave.
                                                  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 24, 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 October 17, 1989 by filing 
          a complaint asserting that the owner failed to maintain various 
          services in the subject apartment.

          DHCR transmitted on October 25, 1989 a copy of the complaint to the 
          owner.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 9, 1990 by a DHCR staff member who confirmed 
          that the stove oven door would not close completely.

          By an order dated January 24, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.












          EB610198RO


          In the petition for administrative review, the owner contends in 
          substance that a stove oven door which did not close completely was 
          de minimis and the condition was repaired by a stove repair company 
          on February 6, 1990.

          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.

          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 
          services. The petition does not establish any basis to revoke or 
          modify the Administrator's determination based on the January 9, 
          1990 inspection which confirmed the existence of a stove oven door 
          which did not close completely. The defective stove oven door is a 
          decreased service, warranting a rent reduction.

          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.

          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, 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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