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.:EK410294RO     
                                              
                                         RENT ADMINISTRATOR'S
Upwest Co.,                              DOCKET NO.:EF410754S      
                                             
                                         SUBJECT PREMISES:
                                            475 Central Park West  
                                            Apt. D
                                            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 October 17, 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 by filing a complaint asserting 
            that the owner had failed to maintain certain services in the 
            subject apartment.

            In answer, the owner denied the allegations and otherwise asserted 
            that all repairs were done.

            On September 19, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of 
            defective conditions.

            By an order dated October 17, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done.

            DHCR mailed a copy of the petition to the tenant.

            After careful consideration, the Commissioner is of the opinion that 
            the petition should be denied.
            EK410294RO



            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 to 
            modify or revoke the Administrator's determination based on the 
            September 19, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            The owner may file a rent restoration application if the facts so 
            warrant.

            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 
            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:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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