GF210011RO
                                    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.:   
                                                  GF210011RO  
                                  
             441 OCEAN AVENUE ASSOCIATES,         RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  FK210388S 
                                   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 accommodations 
          known as 441 Ocean Avenue, Brooklyn, New York, Apartment 4-E.

          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 an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector who confirmed the existence of the following 
          defective conditions:  enamel worn out on the bathroom sink and 
          deficient fresh food compartment and freezer temperature - respec- 
          tively 55@ F. and 10@ F.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.















          GF210011RO

          In its petition for administrative review, the owner states, in 
          substance, that there was and is nothing wrong with the refriger- 
          ator; that the tenant signed a work-order acknowledging same; that 
          the slight problem with the sink did not justify a rent reduction 
          and that the tenant was provided with a new sink vanity.

          The Division served the petition on the tenant on June 11, 1992.

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

          The Commissioner notes that the signed work-order submitted by the 
          owner is dated May 14, 1992, which post dates the Rent Adminis- 
          trator's order which was issued on May 8, 1992.  Moreover, the 
          inspection conducted by the DHCR, on April 21, 1992, showed that 
          the owner was not providing the complained-of services on the date 
          of the inspection.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, the DHCR 
          is required to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of defec- 
          tive conditions in the subject apartment for which a rent reduction 
          is warranted. 

          The Commissioner has considered and rejects the petitioner's 
          argument that the diminution in sink services was minor and not a 
          rent reducing item.

          The owner may file a rent restoration application if the facts so 
          warrant.

          The stay of the retroactive rent abatement that resulted by the 
          filing of this petition is vacated upon issuance of this Order and 
          Opinion.


          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is,









          ORDERED, that this petition be, and the same hereby is, denied, and 






          GF210011RO

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


          ISSUED:



                                                                         
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner






    

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