EB110269RO
                                  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





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: 
                                                       EB110269RO 
                  GRANDWAY ASSOCIATES,      
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DK110066S 
          ----------------------------------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 February 5, 1990, concerning the 
          housing accommodations known as 61-20 Grand Central Parkway, 
          Apartment C-1408, Queens, New York, wherein the Rent Administrator 
          determined the tenant's complaint of decreased services.

          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 apartment in that exhaust vent fans did not work 
          properly or only intermittently, resulting in the presence of foul 
          odors.

          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 in that automatic timers would be re- 
          calibrated as needed.

          Thereafter, the Division of Housing and Community Renewal (DHCR) 
          conducted an inspection of the subject apartment.  The DHCR 
          inspector observed and reported that the exhaust fans for the 
          kitchen and bathroom vents were not working.

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












          EB110269RO



          In this petition for administrative review, the owner, in substance 
          reiterates assertions below that the exhaust fans are controlled by 
          an automatic timers and asserts that they have been adjusted to 
          eliminate any odor problems.

          In an answer the tenant disputes the owner's claims that timing 
          adjustments were sufficient to eliminate the odor problems.

          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 inspection confirming the existence of defective condi- 
          tions in the subject apartment for which a rent reduction is 
          warranted.

          The owner may file a rent restoration application if the facts so 
          warrant.

          Division records also reveal that the Rent Administrator denied the 
          owner's rent restoration applications under Docket Nos. FD110216OR, 
          FE110036OR, and GB110009OR.

          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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