FC210301RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: FC210301RO
                                                  (Refile of FB210256RO)   
                
               RAFYANA REALTY CORPORATION 

                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.: EJ210426S

                                   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 February 9, 1991 
          concerning the housing accommodations known as 2822 Brighton 8th 
          Street, Apartment A10, Brooklyn, New York, New York, wherein the 
          Rent Administrator determined that certain conditions found in the 
          subject building constituted building-wide services decreases.  A 
          copy of the petition was served on the tenant.

          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 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, an inspection of the subject premises was conducted by 
          a DHCR inspector who reported that an apartment door bell was not 
          provided, that the front entrance "bell" was defective, and that 
          the bathtub stopper was missing.     













          DD130295RO



          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 reiterates the 
          assertions below that an apartment door bell and viewer had been 
          installed, and states that a new intercom system is being installed 
          in the subject building.

          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 
          conditions in the subject apartment for which a rent reduction is 
          warranted.  

          The automatic stay of the retroactive rent abatement that resulted 
          due to 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 the Emergency Tenant Protection Act of 1974, 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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