DHCR Decisions                                  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.:                                                  EC410228RO                                                                                    Cheltenham Associates,                  RENT ADMINISTRATOR'S                                                  DOCKET NO.:                                                  CJ410355S                                                  PREMISES:  Apt. 12D                                                  155 East 38th. St.                                                  New York, NY                              PETITIONER              ----------------------------------x            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW          The above-named owner filed a timely petition for administrative          review of an order issued on February 21, 1990 concerning the          housing accommodations relating to the above-described docket          number.          The Commissioner has reviewed all of the evidence in the record and          has carefully considered that portion of the record relevant to the          issues raised in this petition.          The tenant commenced the proceeding below by filing on October 13,          1988 a complaint asserting that the owner had failed to maintain          certain services in the subject apartment.          In answer, the owner denied some of the allegations in the          complaint and otherwise asserted in substance that many of the          complained-of conditions had been repaired. The owner also          submitted a copy of a letter from the repairman stating that the          tenant refused access to the repairman to have the dishwasher            repaired.          Thereafter, a physical inspection of the apartment was conducted on          January 26, 1990 by a DHCR staff member who confirmed the existence          of defective conditions.          EC410228RO          By an order dated February 21, 1990, the Administrator directed the          restoration of services and ordered a rent reduction for these          items:               1. The dishwasher door was broken on inside.               2. The wallpaper was bubbled on the bathroom ceiling.               3. There was a hairline crack on the bedroom wall.               4. The apartment entrance door needs slight readjustment due                  to a small space allowing noise into the apartment.          In the petition for administrative review, the owner contends in          substance that its own investigation revealed the non-existence of          items #2, #3 and #4; and that it submitted in the proceeding below          a copy of a letter from the repairman stating that the tenant          refused access to the repairman for the dishwasher to be repaired.          In answer, the tenant denied refusing access to the repairman and          otherwise asserted in substance that the owner never gave proper          notice as to access dates; that "quality work, not a quick fix",          was needed in this situation; that this matter can be closed once          the owner properly schedules access dates to install the dishwasher          and complete the other repairs in a workmanlike manner, and that          the copy of the repairman's letter is "self-serving and untrue".          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 owner's petition does not establish any basis for          modifying or revoking the Administrator's determination based on          the January 26, 1990 inspection which confirmed the existence of          defective conditions, warranting a rent reduction. The allegation          of repairs is belied by the inspection report in the proceeding          below and unsubstantiated in the petition.          Regarding the allegation of tenant refusing access for repairs to          the dishwasher, the Commissioner finds no proof of access dates          being scheduled to repair the dishwasher. In addition, the tenant          disputed the contention that he was properly notified of an access          date for repairing the dishwasher.          The Commissioner notes that the owner's rent restoration          application (EC410159OR) was granted on April 11, 1991.          EC410228RO          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, in accordance with the Rent Stabilization Law and Code,            it is ,          ORDERED, that this petition be, and the same hereby is, denied, and          the Administrator's order be, and the same hereby is, affirmed.          ISSUED:                                                                                                                                                                  JOSEPH A. D'AGOSTA                                                  Deputy Commissioner