EA410024RO
                                  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.: 
                                                       EA410024RO 
                    JOHN SCHREIBER,              
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DC430084B 
          ----------------------------------x     



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely Petition for Administrative 
          Review (PAR) of an order issued on December 6, 1989, concerning the 
          housing accommodations known as 453 West 48th Street, New York, 
          New York, wherein the Rent Administrator determined the tenants' 
          complaint of decreased services building-wide.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject building.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject building.  The DHCR 
          inspector observed and reported in pertinent part that the bell & 
          buzzer equipment was inoperative and that as a result the entrance 
          door was open at the time of inspection.

          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the stabilization rent.














          EA410024RO




          In this petition for administrative review, the owner, in sub- 
          stance, states that the order was arbitrary and capricious and must 
          be reversed, but does not otherwise allege errors of law or fact.  
            
          After careful consideration, the Commissioner is of the opinion 
          that the petition must be denied.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          required 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 order which determined that the owner 
          was not maintaining required services based on a physical inspec- 
          tion confirming the existence of defective conditions in the 
          subject building for which a rent reduction is warranted.

          Division records also reveal that the Rent Administrator issued an 
          order on November 19, 1990, that granted the owner's rent 
          restoration application under Docket No. EA430079OR.

          The automatic stay of the retroactive rent abatement 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 
          that the Rent Administrator's order be, and the same hereby is, 
          affirmed.


          ISSUED:




                                                                                                                         
                                                       LULA M. ANDERSON   
                                                       Deputy Commissioner
    

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