GF410067RO
                                  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.: GF410067RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: GB410515S       
               Fred Marolda,                                      
                                                
                                 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 501 West 133rd Street, New York, N.Y. Apt. 
          #7.

               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.

               The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

               Thereafter, on April 8, 1992, an inspection of the subject 
          apartment was conducted by a D.H.C.R. inspector who confirmed the 
          existence of the following defective conditions: bathroom steam 
          pipe leaking at the joint; leaking tub faucet; living room ceiling 
          and walls have water stains and living room, steam pipe is rusted.

               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 all complained-of services were restored as of 
          April 16, 1992, when the owner claims it answered the complaint.  
          The Division mailed a copy of the petition to the tenant on June 
          19, 1992.

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














          GF410067RO




               A review of the record reveals that the owner was properly 
          served with the tenant's complaint on March 12, 1992, with 
          instructions to submit an answer within 21 days.
               
               An answer to the complaint dated April 16, 1992, was received 
          by the Division on April 22, 1992, but was not before the 
          Administrator.  However, a review of this response reveals that it 
          does not establish that the conditions contained in the complaint 
          and confirmed by the inspection were repaired.  The answer included 
          a copy of a receipt for repair to the front door which was found by 
          the inspector to have been repaired, and also included a receipt 
          for repairs to appliances in various apartments other than the 
          complainant's.  The answer does not address the problems with the 
          steam pipes, leaking faucet, and water stains.

               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 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

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

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



          ISSUED:                                    






                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

    

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