Docket Number: FH 410050-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.: FH 410050-RO  
                                                
             EMSOF REALTY CO.,                   DISTRICT RENT ADMINISTRATOR'S
                                                 DOCKET NO.: CF 410093-S  
                                                  
                                PETITIONER       Premises: 825 West End Ave.,
          -----------------------------------X    Apt. 7F, New York, NY

            
             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                          AND MODIFYING ADMINISTRATOR'S ORDER

          The above-named owner filed a timely  petition  for  administrative
          review (PAR) of an order issued concerning  the  housing  accommoda
          tions relating to the above described docket number.        

          The Commissioner has reviewed all of 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 the proceeding below  by  filing  a  complaint
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          On June  14,  1988,  a  notice  and  transmittal  of  the  tenant's
          complaint was served on the owner affording him an  opportunity  to
          interpose an answer.

          On July 14, 1988 the owner interposed an answer which  stated  that
          the appropriate contractors had been notified and appointments made 
          to effect repairs, and that upon completion of repairs  DHCR  would
          be notified.

          On October 3, 1988,  the  owner  interposed  a  subsequent  answer,
          indicating that all repairs had been completed  and  that  attached
          was a copy of a signed work order.

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

          The Rent Administrator directed on July 23,  1991,  restoration  of
          these services and further ordered, a reduction  of  the  regulated
          rent.
          In its petition for administrative review,  the  owner  states,  in
          substance, that it was never advised of the tenant's complaint  and
          will arrange to have the defective conditions repaired.

          After careful consideration, the Commissioner  is  of  the  opinion
          that the petition should be denied and  the  Administrator's  order






          Docket Number: FH 410050-RO

          modified.

          The owner's petition contradicts its contention below of, defective 
          conditions repaired.  Therefore the owner's  assertion  at  PAR  of
          never being advised of the tenant's complaint is without merit.  As 
          to the owner's  contention  of  having  effectuated  repairs,  this
          assertion with its  supporting  documentation  was  raised  in  the
          proceeding below, and the Administrator erred  in  not  considering
          this matter prior to inspection and issuance of the order  appealed
          from.  Accordingly, the order appealed from is modified to have the 
          effective date of the rent reduction on the first rent payment date 
          of the month after the date  of  issuance  of  the  Administrator's
          order.  If there are arrears due the owner  as  a  result  of  this
          order the tenant is permitted to pay the  arrears  in  three  equal
          monthly payments.

          This order is issued  without  prejudice  to  the  owner  filing  a
          restoration of services application.

          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 District Rent  Administrator's  order  be,  and  the  same
          hereby is, modified in accordance with this Order and Opinion.

          ISSUED:



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                     
           
    

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