ADM. REVIEW DOCKET NO.: FK 110138 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.:               
                                                 FK 110138 RO 
                                              :  RENT ADMINISTRATOR'S
                                                 DOCKET NO.:           
                                                 FG 110448 S                
                                                 PREMISES: 41-01 67th       
                                                           Street, 
                                                           Apt. 14
                                                           Woodside, N.Y.
           WILLIAM HAUGH,
                              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 concerning  the  housing
          accommodation 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 by filing  a  complaint
          asserting that the owner had failed to maintain certain  services
          in the subject apartment. 

               In his answer, the owner denied the  allegations  set  forth
          in the tenant's complaint or otherwise asserted that all required 
          repairs had been completed.        

               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  restoration   of   these
          services and further ordered, a reduction  of  the  stabilization
          rents.





               In its petition for administrative review, the owner states, 
          that extermination service is provided and that  the  tenant  did
          not request floor coverings.

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






          ADM. REVIEW DOCKET NO.: FK 110138 RO

               The tenant's complaint of a hole in the bathroom  floor  and
          vermin infestation in the apartment was served upon the owner  on
          August 5, 1991. 

               The owner had more than two months from the date of  service
          of  the  tenant's   complaint   until   the   issuance   of   the
          administrator's order to investigate the tenant's complaints  and
          to make the necessary repairs, but failed to do  so.   The  owner
          has offered no evidence to suggest that the  tenant  ever  denied
          access to the apartment.

               Pursuant to Section  2523.4(a)  of  the  Rent  Stabilization
          Code, A tenant may apply to the DHCR for a reduction of the legal 
          regulated rent to the level in effect prior to  the  most  recent
          guidelines adjustment and the DHCR shall so reduce the  rent  for
          the period for which it is found that the  owner  has  failed  to
          maintain required services.

               Required  services  are  defined  in  section  2520.6(r)  to
          include repairs and maintenance.

               The  Commissioner  finds  that  the  administrator  properly
          based his determination  on  the  entire  record;  including  the
          results of the on-site physical inspection conducted  on  October
          21, 1991 and that pursuant to Section 2523.4(a) of the Code,  the
          administrator was mandated to reduce the  rent  upon  determining
          that the owner had failed to maintain services.   

               This Order and Opinion is issued without  prejudice  to  the
          owner's rights as they may  pertain  to  an  application  to  the
          Division for a restoration of rent based upon the restoration  of
          services. 

               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 Rent Administrator's order be, and  the  same
          hereby is, affirmed.

          ISSUED:







                                                                        






          ADM. REVIEW DOCKET NO.: FK 110138 RO
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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