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

          APPEAL OF                                DOCKET NO.:EC410142RO     
          A and H Associates,                      RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DC410294S      
                                                   SUBJECT PREMISES:
                                                      131 West 85 St.
                                                      New York, NY    


            The above-named owner filed a timely petition for administrative 
            review of an order issued on February 26, 1990 concerning the 
            housing accommodations relating to the above-described docket 

            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 28, 1989 by filing 
            a complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In an answer filed on May 11, 1989, the owner denied the allegations 
            and otherwise asserted that "the tenant has filed the instant 
            complaint in a desperate attempt to have his rent arrears reduced by 
            some amount"; and that all repairs have been "diligently attended to 
            and completed." The owner also alleged in relevant part that the air 
            conditioner was not a required service as indicated by a 1984 
            apartment registration copy; that thousands of dollars were spent to 
            reduce the amount of noise emanating from the water pump as shown by 
            copies of paid bills; and that the tenant failed to carpet and 
            soundproof the apartment as required by the lease. 

            On February 5, 1990, a physical inspection of the subject apartment 
            was conducted by a DHCR staff member who confirmed that the bathroom 
            had peeling paint and plaster due to water leaks; the refrigerator 
            was defective, the freezer compartment temperature 46@F, the food 
            compartment temperature 20@F; the air conditioner was defective, 
            filthy, in poor condition and needing replacement; there was a 
            humming noise in the apartment; the living room had cracks and 


            evidence of water leaks; and the kitchen and bathroom required 

            By an order dated February 26, 199O, the Administrator directed the 
            restoration of services and ordered the reduction of the stabilized 

            In this petition, the owner contends in substance that services are 
            being maintained and provided despite the inspection report.

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

            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 petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the February 5, 
            1990 physical inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction.

            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 Administrator's order be, and the same hereby is, affirmed.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


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