FL210044RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: FL210044RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: EB210452S       
          STATH REALTY CO./BILL STATHAKOS,                                   
                                                PREMISES: 373 96th Street
                                                          Apt. #A18
                                                          Brooklyn, N.Y.
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     
                          
               The above-named petitioner filed a timely petition for 
          administrative review of an order issued on November 1, 1991 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

               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 administrative appeal.

               This proceeding was commenced on February 13, 1990 by a rent- 
          stabilized tenant who filed a complaint, asserting that the owner 
          failed to maintain numerous required services in the subject 
          apartment.

               On March 27, 1990, the Division sent the owner a copy of the 
          tenant's complaint.

               In an answer filed on March 30, 1990, the owner stated that he 
          completed necessary repairs.

               On October 9, 1991, an on-site inspection of the subject 
          apartment was conducted by a DHCR staff member who reported that 
          the small area of the bathroom wall below the window sill has 
          defective plaster; that the cold water faucet of the bathroom 
          shower faucet drips; that the bathroom window sill and part of the 
          frame is water damaged; and that there are leaks, stains and 
          peeling paint and plaster in the bedroom.












          FL210044RO

               

               Based on the inspection, the Administrator directed on 
          November 1, 1991 restoration of services and further ordered a 
          reduction of the stabilized rent.

               In the petition for administrative review, the owner contends 
          that repairs were completed and submits a copy of a November 18, 
          1991 letter by tenant acknowledging correction of the defective 
          conditions.  The owner further asserts that it did not receive a 
          copy of the tenant's complaint and that the November 18, 1991 
          acknowledgment was previously submitted.

               On January 8, 1992, the Division mailed a copy of the owner's 
          petition to the tenant.

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

               The record discloses that the owner filed an answer in the 
          proceeding before the Administrator on March 30, 1990.  The record 
          further discloses that the November 18, 1991 letter bears an 
          incorrect docket number, not the same conditions as specified in 
          the inspection report, was not part of the record before the 
          Administrator, and indicated repairs completed subsequent to the 
          issuance of the order.  Accordingly, the Administrator's order 
          which was based on an on-site inspector's finding of defective 
          conditions, warranting a rent reduction, was correct when issued.

               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, affirmed.



          ISSUED:                                    






                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    
    

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