Docket Number: FH 510065-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


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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: FH 510065-RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
             LASHMORE MGMT.,                     DOCKET NO.: ZDL 510398-S

                                                 SUBJECT PREMISES:
                                                 137 W. 137th St., Apt. No. 3J
                                PETITIONER       New York, NY 10030
          ----------------------------------X                           

             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On August 14, 1991, the above-named owner filed a  timely  petition
          for administrative review of an order  issued  on  July  18,  1991,
          concerning t e  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 administrative appeal.

          This proceeding was commenced on December 18, 1989 when the  tenant
          filed a complaint asserting  that  the  owner  failed  to  maintain
          certain services in the subject apartment.

          In its answer filed on February 27,  1990,  the  owner  denied  the
          allegations set forth  in  the  tenant's  complaint  and  otherwise
          asserted that required repairs had been and will be completed.

          Thereafter on May 31, 1991, the subject apartment was inspected  by
          D.H.C.R. which confirmed the existence of defective conditions.

          The Administrator directed on July 18, 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
          does not first notify  the  owner  about  the  disrepair  but  only
          complains immediately to DHCR, thus not affording  the  owner  "the
          opportunity to correct what problems may arise."

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

          It is noted that receipt by the owner of the tenant's complaint  is
          sufficient notice to the owner; and that  the  owner  had  thirteen
          months from the service of the tenant's complaint to  the  issuance
          of the Administrator's order to investigate the matter  and  to  do
          necessary repairs, but the owner failed to do so.

          The owner's allegation that  repairs  had  been  performed  is  not






          Docket Number: FH 510065-RO

          clear.  If the owner contends that repairs had been made before the 
          apartment was inspected or the order was issued, then it is  belied
          by the report of the agency inspector.  If the owner contends  that
          repairs were made following the  issuance  of  the  Administrator's
          order, then the order reducing the rent was correct when issued.  

          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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