EB510292RO
                                  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.: 
                                                       EB510292RO 
                     S.M. RAWICKI/
               PLANNING EFFICIENCY MGMT.,              RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                   PETITIONER          DH510459S 
          ----------------------------------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 January 11, 1990, concerning the 
          housing accommodations known as 25 Maple Avenue, Apartment 2-H, 
          New York, 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 an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that he had contracted to have 
          repairs done.

          Thereafter, on December 20, 1989, the Division of Housing and 
          Community Renewal (DHCR) conducted an inspection of the subject 
          apartment.  The DHCR inspector observed and reported that the 
          bathroom wall and ceiling had peeling paint and plaster.

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















          EB510292RO



          In this petition for administrative review, the owner, in substance 
          asserts that the tenant signed a statement dated November 2, 1989, 
          to the effect that the owner's contractors had completed all work 
          to the tenant's satisfaction.  A copy was submitted with the peti- 
          tion.

          In an answer, the tenant points to the fact that the DHCR 
          inspection occurred after the completion of repairs, but that about 
          one month thereafter the bathroom paint was blistering and flaking, 
          and that leaks had recurred.

          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's repairs failed to eliminate the underlying 
          cause of the defective conditions observed or, otherwise, were 
          completed in an unworkmanlike manner.

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

          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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