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.:
                                                  EC610251RO
                                                  (Refile of EB610076RO)    
                         
                                                                           
          Patrick O'Connell,                      RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DK610527S 

                                                  PREMISES: Apt. 1E
                                                  1188 Sheridan Ave.
                                                  Bronx, NY
                              PETITIONER     
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner refiled and perfected a timely petition for 
          administrative review of an order issued on February 2, 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 on November 22, 1989 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer filed on December 26, 1989, the owner asserted that 
          repairs had been performed.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 22, 1990 by a DHCR staff member who confirmed 
          that the hot water and the cold water in the kitchen and the 
          bathroom appeared dirty and rusty.

          By an order dated February 2, 1990, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that his plumber investigated on December 6, 1989 the 












          EC610251RO

          water in the subject apartment and found it to be flowing freely 
          and clearly. The owner also submitted a copy of a December 1, 1989 
          invoice from a plumbing supply company.

          In answer, the tenant stated in substance that the hot water and 
          cold water are still dirty and rusty.

          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 the 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 22, 1990 physical inspection which confirmed the 
          existence of defective conditions, warranting a rent reduction.

          The status of the owner's rent restoration applications is as 
          follows: EB610048OR denied on October 19, 1990 and FC610079OR 
          granted on August 27, 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 
          that the Administrator's order be, and the same hereby is, 
          affirmed.





          ISSUED:






                                                                                                                 
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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