EG110133RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: EG110133RO

                    Santino DiFiore
                    (Future Mgt. Co.),
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: DH130003B
                                   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 May 29, 1990, concerning the housing 
          accommodations known as 40-20 69th Street, Queens, New York, 
          wherein the Rent Administrator determined the tenants' complaint of 
          decreased building-wide services.

          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.

          Various tenants commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject premises.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          premises.  The DHCR inspector reported that janitorial services 
          were inadequate in that there was debris in the premises exterior 
          area, that the rear yard was dirty and that the lobby required 
          sweeping.  The inspector also reported that various areas 
          throughout the public areas of the building had peeling, blistered, 
          or cracked paint and plaster.   

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the stabilization rent.
          In its petition for administrative review, the owner contends, in 
          substance, that the conditions cited in the complaint were tenant 












          EG110133RO

          induced temporary conditions arising during the period of 
          installation of a new compactor.  The owner also suggests that the 
          inspection was improper, and should have been conducted promptly 
          after the tenants filed the complaint.
           
          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 for 
          modifying or revoking the Administrator's order which determined 
          that the owner was not maintaining  required services based on a 
          physical inspection confirming the existence of defective condi- 
          tions in the subject premises for which a rent reduction is 
          warranted.

          The owner's petition does not explain why the public areas were 
          found to be dirty six months after the tenants filed the complaint, 
          and after the owner claims that the tenants' complaints were 
          addressed.  Also, the owner is silent as to the paint and plaster 
          defects found in various areas of the building.

          The Rent Administrator issued an order on June 11, 1991 under 
          Docket No. FB130110OR granting the owner's  rent restoration 
          application.

          The automatic stay of the retroactive rent abatement 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 Rent Administrator's order be, and the same hereby is, 
          affirmed. 


          ISSUED:



                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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