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

          APPEAL OF                               DOCKET NO.:
          Cheltenham Associates,                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:

                                                  PREMISES:  Apt. 12D
                                                  155 East 38th. St.
                                                  New York, NY


          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 

          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  

          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.


          By an order dated February 21, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction for these 

               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.


          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.


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner      


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