FJ 510205-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 510205-RO               
           
                                                  RENT ADMINISTRATOR'S      
                      TONY SAFONTE/Receiver,                DOCKET NO.: 
                                                  ZEB 510303-S

                                                  SUBJECT PREMISES:
                                                  560 W. 126 St., Apt. 6A
                                  PETITIONER      New York, NY 10027
          ----------------------------------x


              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                            

            The above-named receiver filed a timely Petition for Administra- 
            tive Review of an order issued on October 7, 1991, concerning the 
            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 petition.

            The tenant commenced this proceeding on February 14, 1990 by filing 
            a complaint asserting that the owner had failed to maintain 
            numerous services in the subject apartment.

            Although duly notified on March 14, 1990 to do so, the owner failed 
            to respond to the tenant's complaint.

            Thereafter on July 11, 1991, the subject apartment was inspected by 
            DHCR which confirmed the existence of numerous defective con- 
            ditions.

            The Administrator directed on October 7, 1991 restoration of 
            services and reduction of the stabilized rent.

            In this petition, the owner contends in substance that the tenant 
            in question has moved and that all services have been restored.

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













          FJ 510205-RO



            A rent reduction for failure to maintain services remains in effect 
            even after the complaining tenant vacates and precludes the owner 
            from collecting any increase in the rent for the sub- ject 
            apartment until a rent restoration is granted.  The owner's
            contention that the tenant is no longer residing in the apartment 
            is therefore irrelevant, and a copy of this order is being sent to 
            the current resident of the subject apartment.

            Furthermore, the owner's petition does not make clear whether it is 
            the owner's contention that repairs had been made before the 
            apartment was inspected or the order was issued, or whether the 
            contention is that repairs were made following the issuance of the 
            Administrator's order.  If it is the former, then the owner's 
            allegation is weakened by his default below and belied by the 
            report of the agency inspector.  If it is the latter, then the 
            Administrator's order reducing the rent was nevertheless correct 
            when issued, and this order is issued without prejudice to the 
            owner's filing an application for rent restoration based on the 
            restoration of services if the facts so warrant.


            THEREFORE, in accordance with the provisions of the Rent Stabili- 
            zation Law and Code, it is

            ORDERED, that this petition be, and the same hereby is, denied, and 
            that the Rent Administrator's order be, and the same hereby is, 
            affirmed.


            ISSUED:



                                                                         
                                               JOSEPH A. D'AGOSTA
                                               Acting Deputy Commissioner



    

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