ADM. REVIEW DOCKET NO.: FJ 110126 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.:               
                                                 FJ 110126 RO
                                              :
                                                 RENT ADMINISTRATOR'S        
                                                 DOCKET NO.:
                                                 EC 110198 S
                SUKAINA REALTY CORP/                                         
                SADIQUE JAFFER                   SUBJECT PREMISES: 
                                                 33-17 82nd Street,
                                                 Apt. 51, Jackson Heights,   
                                                 NY 

                              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 September 18, 1991 
          concerning the housing accommodation relating to the above- 
          described docket number, wherein the Administrator ordered a rent 
          reduction based on a finding that the owner had not provided or 
          maintained certain services.

               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 March 22, 1990 by 
          filing a complaint asserting that the owner had failed to maintain 
          numerous services in the subject apartment.

               A copy of the tenant's complaint was transmitted to the owner 
          at the correct registered address on June 24, 1991.

               The Administrator's file does not contain any answer to the 
          complaint. 


















          ADM. REVIEW DOCKET NO.: FJ 110126 RO

               Thereafter on September 9, 1991, a physical inspection of the 
          subject apartment was conducted by a DHCR staff member who reported 
          that the top sash of the kitchen window is falling down; that the 
          kitchen wall above the stove has peeling paint and plaster due to 
          past leaks; that the kitchen wall in general has peeling paint and 
          plaster, cracks and a hole; that there is evidence of an odor 
          coming from the area of the radiator in the dining room; and that 
          the wall under the window of the large bedroom is water-stained and 
          peeling paint and plaster. 

               Based on this inspection, the Administrator ordered a 
          reduction of the stabilized rent.

               In this petition, the owner contends in substance that it 
          never received the tenant's complaint; that had it received the 
          complaint, it would have replied that extensive window work and 
          waterproofing had already been done; and that there is no basis for 
          a finding of decreased services because all repairs were done 
          before the order was issued.

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

               A review of the record reveals that a copy of the tenant's 
          complaint was transmitted on June 24, 1991 to the owner's correct 
          address (i.e. "Sukaina Realty Corp./Sadique Jaffer, 4700 76th 
          Street, Elmhurst, NY 11373"), which is the same address used by the 
          owner in the petition.  Thus, the Commissioner finds that the owner 
          was served with the complaint and the contention of non-receipt is 
          without merit.  

               The owner's contentions that repairs to correct the leaks and 
          water damage were made in 1990 and that new windows were installed 
          in 1991 are belied by the report of the Division's inspector.  
          Accordingly, the Commissioner finds that the Administrator properly 
          based his determination on the entire record, including the results 
          of the on-site inspection conducted on September 9, 1991; and that 
          pursuant to Section 2523.4(a) of the Code, a rent reduction is 
          warranted.

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 
          for restoration of rent based upon the restoration of services, if 
          the facts so warrant.

               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 Administrator's order be, and the same hereby is,






          ADM. REVIEW DOCKET NO.: FJ 110126 RO

          affirmed.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    





                                                    







    

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