Docket Number: FD-210005-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.: FD 210005-RO
                                            :  DISTRICT RENT ADMINISTRATOR'S
             HORACE F. GRANT,                  DRO DOCKET NO.:  DK  210453-S
                  
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 2, 1991, the above-named owner filed a timely Petition  for
        Administrative  Review  of  an  order  issued  on  March  5,   1991,
        concerning t e  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.

        On August 29, 1990, the tenant  commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer filed on December  15,  1989,  the  owner  denied  the
        allegations set forth in the tenant's complaint.

        In reply filed on January 7,  1991,  the  tenant  claimed  that  the
        defective conditions still exist.

        Thereafter on  Janaury  30,  1991,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        On March 5, 1991, the Rent  Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In its petition for administrative  review,  the  owner  states,  in
        substance, that defective conditions were caused by  the  tenant  in
        retaliation for non-payment proceedings.

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

        The owner provided no proof in this petition that the tenant  caused
        the defective conditions.  The owner also did not raise  this  issue
        of tenant-caused defects in  the  proceeding  below  and  should  be
        precluded from raising same on  appeal.   Moreover,  the  owner  had
        sixteen months from the date of service on  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 the owner 
        failed to do so.






          Docket Number: FD-210005-RO

        The Commissioner finds that the  Administrator  properly  based  its
        determination on the entire record, including  the  results  of  the
        inspection conducted on January  30,  1991,  and  that  pursuant  to
        Section 2523.4(a) of the Code, the  owner  had  failed  to  maintain
        services, warranting rent reduction.

        This Order and Opinion is issued without prejudice  to  the  owner's
        right to file an application for 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 District Rent Administrator's order be, and the same hereby 
        is, affirmed.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner


    

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