STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: EC120400RO  
                                                  RENT ADMINISTRATOR'S
           A. Haber Mgmt. Corp.,                  DOCKET NO.: DB120602S

                                                  PREMISES: Apt.R2
                                                  25-10 30th Rd.
                                  PETITIONER      Astoria, NY     


          The above-named petitioner filed a timely Petition for Adminis- 
          trative Review (PAR) against an order issued on February 15, 1990, 
          concerning the housing accommodations relating to the above- 
          described docket number.

          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 on February 17, 1989 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted in substance that services were being provided 
          and maintained.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on February 5, 1990 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated February 15, 1990, the Administrator directed the 
          restoration of services and ordered a reduction of the maximum 
          legal rent.

          In the petition for administrative review, the owner contends in 
          substance that repairs were performed prior to the issuance of the 


          In answer, the tenant asserted that defective conditions continue 
          to exist.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a decrease in essential services. The owner's petition does not 
          establish any basis to modify or revoke the Administrator's 
          determination based on the February 5, 1990 inspection which 
          confirmed the existence of defective conditions, warranting a rent 
          reduction. Accordingly, the order appealed from was in all respects 
          proper and is hereby sustained.

          The Commissioner notes that the owner's rent restoration 
          application (EC120125OR) was granted in part on September 25, 1990.

          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, pursuant to the Rent and Eviction Regulations and 
          Operational Bulletin 84-1, 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, 


                                      JOSEPH A. D'AGOSTA  
                                      Deputy Commissioner               

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