Docket No.: FE 410163-RO
                                 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.: FE 410163-RO 
                                            :  
             WAYROCK REALTY CORP.,             DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: EJ 410536-S  
                              PETITIONER    :   
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 15, 1991, the above-named owner filed a timely  petition  for
        administrative  review  of  an  order  issued  on  April  23,   1991
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 9 NYCRR 2520.6(r) and 9 NYCRR 2523.4.

        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 October 12, 1990 by filing a 
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on November 15, 1990, the  owner  asserted  that
        all required repairs had been completed.

        Thereafter on  January  23,  1991,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        The Administrator directed on April 23, 1991  restoration  of  these
        services and further ordered a reduction of the stabilized rent.

        In this petition, the owner contends in substance  that  the  tenant
        withdrew its complaint in a stipulation  after  the  inspection  and
        before the issuance of the Administrator's order.

        In  reply,  the  tenant  denied  that  services  were  restored  and
        otherwise asserted that the owner failed to abide by the stipulation 
        because the tenant is still being harassed by  owner  and  defective
        conditions continue to exist.

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

        The stipulation alleged by the owner in its petition  is  neither  a
        court-ordered stipulation nor was this  stipulation  served  by  the
        owner on the Administrator, who correctly based  its  order  on  the
        inspection finding decreased services, warranting rent reduction.






          Docket No.: FE 410163-RO

        Although said stipulation states that the tenant agrees "to withdraw 
        with prejudice the complaint filed for a reduction in service  under
        Docket No. EJ-410536,"  this  agreement  is  conditioned  "upon  the
        landlord's completion of certain repairs."  The  tenant's  reply  to
        the  owner's  petition  categorically  denies  that  services   were
        restored.  The tenant submitted a photo of defective conditions.  

        This Order and Opinion is issued without prejudice to  the  tenant's
        right to file  a  new  complaint  alleging  harassment  with  DHCR's
        Enforcement Section.

        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 District Rent Administrator's order be, and the same hereby 
        is, affirmed.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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