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.:ED410239RO     
                                                        
          Harvey Bernstein,                        RENT ADMINISTRATOR'S
                                                   DOCKET NO.:CK410171S      
                                                       
                                                   SUBJECT PREMISES:
                                                      51 East Houston Street
                                                      Apt. 6
                                                      New York, NY    
                                PETITIONER     
          -----------------------------------X                           

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner filed and perfected a timely petition for 
            administrative review of an order issued on March 26, 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 November 4, 1988 by filing 
            a complaint asserting that the owner had failed to maintain various  
            services in the subject apartment.

            In an answer filed on December 5, 1988, the petitioner-owner denied 
            the allegations and otherwise asserted in substance that services 
            are being provided and maintained.

            On February 6, 1990, a physical inspection of the subject apartment 
            was conducted by a DHCR staff member who confirmed the existence of 
            these defective conditions:

                 (1) There is peeling paint and plaster on the kitchen wall 
                 behind the stove and near the tub. A small area in the ceiling 
                 over the tub has also peeling paint and plaster.

                 (2) There is a leak stain and small crack in the ceiling over 
                 the tub in the kitchen.

                 (3) The floor is bumpy and uneven at the end of the tub near 
                 the kitchen window.

                 (4) The kitchen faucet leaks.

                 (5) The bottom of the kitchen sink has worn porcelain.


            ED410239RO







                 (6) The kitchen cabinet doors do not close properly; the 
                 interior of the unit is rotted and the unit is warped.

                 (7) The five (5) windows of the apartment are loose and allow  
                  air seepage.

                 (8) There is no floor saddle at the kitchen entrance.

                 (9) The toilet bowl is defective and the base is rusty.

                 (10) There is no flushometer in the toilet.

                 (11) The bathroom pipes are not insulated.

             
            By an order dated March 26, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that he had not 
            received the complaint and that all work was done.

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

            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 
            required 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 to 
            modify or revoke the Administrator's determination based on the 
            February 6, 1990 inspection which confirmed the existence of various 
            defective conditions, warranting a rent reduction. 

            The owner's allegation that he had not received the complaint is 
            belied by the record establishing that he did file an answer to the 
            complaint and was accordingly aware of the complained-of conditions 
            prior to the issuance of the Administrator's order.

            The owner is advised to file an application for rent restoration if 
            the facts so warrant.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            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, affirmed.


            ISSUED:


                                                                          
                                                  LULA M. ANDERSON
                                                  Deputy Commissioner

    

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