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.:
                                                  EC410076RO
                                                                           
          P. Zaccaro Co. Inc.,                    RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DI410469S 

                                                  PREMISES:  Apt. 1F
                                                  339 West 4th. 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 February 14, 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 below by filing on September 
          25, 1989 a complaint  asserting that the owner had failed to 
          maintain certain services in the subject apartment.

          In answer, the owner asserted in substance that complained-of 
          conditions had been repaired.

          Thereafter, a physical inspection of the apartment was conducted on 
          November 8, 1989 by a DHCR staff member who confirmed the existence 
          of defective conditions.

          By an order dated February 14, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that repairs were completed.

          In answer, the tenant denied the allegations in the petition.














          EC410076RO



          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 owner's petition does not establish any basis for modifying or 
          revoking the Administrator's determination based on the November 8, 
          1989 inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction. The allegation of repairs 
          is belied by the inspection report in the proceeding below and 
          unsubstantiated in the petition.

          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 Law and Code,  
          it is ,

          ORDERED, that this petition be, and the same hereby is, denied, and 
          the Administrator's order be, and the same hereby is, affirmed.





          ISSUED:









                                                                                                                 
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner      
    

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