Docket Number: FB-110295-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.: FB 110295-RO
                                         :  
          POMONOK CREST APARTMENTS,         DRO DOCKET NO.: EE 110622-S

                           PETITIONER    : 
     ------------------------------------X                           
       
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  February  28,  1991,  the  above-named  owner  filed  a  Petition  for
     Administrative Review of an order issued on January 24, 1991, by the  Rent
     Administrator of the Gertz Plaza, Jamaica, District Rent Office concerning 
     the housing accommodations known as  Apartment  No.  11-B,  71-28  Parsons
     Blvd., Flushing, New York 11365.  

     This administrative appeal is being determined pursuant to the  provisions
     of 2520.6(r) and 2523.4.

     The issue herein is whether there was a decrease in services, warranting a 
     reduction of the legal regulated rent.

     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.

     On April 16, 1990, the tenant  commenced  this  proceeding   by  filing  a
     complaint asserting that the owner had failed to maintain certain services 
     in the subject apartment.

     On June 19, 1990, the owner answered that all  required  repairs  will  be
     completed in due time.

     Thereafter, on July 13, 1990, December 18, 1990, and December 21, 1990, an 
     inspection of the subject apartment was conducted by a DHCR inspector  who
     confirmed the existence of defective conditions, namely:

               1.  All windows throughout apartment are drafty due
                   to lack of caulking.

               2.  Ceiling area on the right side corner near 
                   window has water stains.  



     On January 24, 1991, the Administrator directed the restoration  of  these
     services and further ordered a reduction of the stabilization rent.

     In this petition, the owner  contends,  in  substance,  that  it  was  not
     informed of the two defective conditions by the tenant's complaint.

     The Commissioner is of the opinion that this petition should be denied.






     Docket Number: FB-110295-RO

     The record shows that the tenant complained, inter alia, that the  plaster
     by the radiator is "buckling"; that "the ceiling is starting to leak"; and 
     that the uninsulated window" casements allow the cold air in."

     The Commissioner thus finds  that  the  inspection  report  confirmed  the
     tenant's complaint, and that the Administrator's order finding a  decrease
     in services and ordering a rent reduction is warranted.

     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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