ADM. REVIEW DOCKET NO.: FI 510258 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.: FI 510258 RO   
                       
                                                 DISTRICT RENT 
                                              :  ADMINISTRATOR'S
                                                 DOCKET NO.:           
                                                 FE 510661 S                
             RUCKMAN MANAGEMENT, INC./                                    
             SUSAN WEINSTEIN                     SUBJECT PREMISES:
                                                 Apt. 18, 150 Haven Ave., 
                                                 New York, NY 10032
                              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  August  29,  1991,
          concerning the housi g  accommodations  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 this proceeding  on  May  22,  1991  by
          filing a  complaint  asserting  that  the  owner  had  failed  to
          maintain  numerous  services  in  the  subject   apartment,   and
          requesting a rent reduction.

               In its answer filed on June 20, 1991, the owner alleged that 
          upon receipt of the tenant's complaint, all work  listed  by  the
          tenant was completed; and that the tenant acknowledged  the  work
          order by signing same.  The tenant's  signature  appears  at  the
          bottom of the answer form and the owner asserts that this  proves
          that the work was done. 






               Thereafter, an on-site inspection of the  subject  apartment
          was conducted on July  23,  1991  by  a  DHCR  staff  member  who
          reported that the  refrigerator  has  a  defective  gasket  which
          increases the refrigerator's temperature above acceptable levels; 
          that the stove's two left burners have  defective  pilot  lights;
          that the stove has rusted spots and the oven shows loose hinges;
          that the sink  faucet  is  leaking  and  loose;  that  there  are
          inoperative locks on the  kitchen  cabinet;  and  that  there  is






          ADM. REVIEW DOCKET NO.: FI 510258 RO
          evidence of roaches in the kitchen. 

               Based  on  this  inspection,  the   Administrator   directed
          restoration of services and ordered a reduction of the stabilized 
          rent. 

               In this petition, the owner contends that the  order  should
          be reversed because the tenant signed a statement that  all  work
          was completed.

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

               Section 2523.4 of the Rent Stabilization Code requires  DHCR
          to reduce the rent, upon application by the tenant, based upon  a
          finding that the owner has failed to maintain required  services.
          Required services are defined in Section 2520.5(r) to include all 
          services which the owner  was  maintaining  or  was  required  to
          maintain on the applicable base  date  plus  additional  services
          provided or required to be provided thereafter by applicable law.

               In the instant case, the physical inspection  confirmed  the
          existence of defective conditions cited in the tenant's complaint 
          and, based on this inspection, the rent reduction ordered by  the
          Administrator was warranted.

               The owner's petition does not present any basis for revoking 
          the appealed order.  The tenant's signature on the owner's answer 
          form without any accompanying  statement  does  not  in  any  way
          indicate that the tenant was acknowledging that repairs had  been
          completed.  Moreover, if the  conditions  complained  of  by  the
          tenant had in fact been corrected  by  June  1991  as  the  owner
          contends, the physical inspection on July 23, 1991 would not have 
          revealed so many items in need of repair.

               The owner is advised to file a rent restoration  application
          when all repairs are completely done.

               THEREFORE, in accordance with the  provisions  of  the  Rent
          Stabilization Law and Code, it is


               ORDERED, that this petition for  administrative  review  be,
          and the same hereby is, denied, and that the order  of  the  Rent
          Administrator be, and the same hereby is, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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