OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GF510030RO
                  AUDUBON ASSOCIATES              RENT ADMINISTRATOR'S
                                                  DOCKET NO.: ED510699S



          On June 4, 1992, the above-named owner filed a timely petition for 
          administrative review against an order issued concerning the 
          housing accommodation known as 155 Audubon Avenue, New York, 
          New York, Apartment 4C.

          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 in this petition. 

          The tenant commenced the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain required 
          services.  In particular, the tenant complained of leaks in the 
          main bedroom; water leakage and noise from the building radiators; 
          broken bedroom and closet doors; and of mice and roach infestation.

          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.  Specifically, the owner answered that there 
          were no leaks in the main bedroom and there was no water leakage or 
          noise from the radiators; that the doors in the apartment had been 
          repaired; and that the tenant had refused pest control services on 
          1/24/90 but accepted such services on 3/24/90. 



          Thereafter, on April 15, 1992, a staff inspector conducted an on 
          site inspection of the subject apartment and reported as follows:

               (1)  Evidence of peeling paint and plaster on
                    ceiling bedroom 1.
               (2)  No evidence of defective radiator valves.
               (3)  No evidence of radiator noise.
               (4)  Warped apartment entry door that is in 
                    need of repair.
               (5)  Bedroom door and 2 bedroom closet doors
               (6)  Evidence of vermin found in the apartment. 
          Based thereon, the Rent Administrator, by order dated May 28, 1992, 
          directed restoration of these services and further ordered a 
          reduction of the legal regulated rent.

          In the petition for administrative review, the owner asserted that 
          the services alleged by the D.H.C.R. have been corrected, were 
          restored, or were not defective initially.  

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

          This 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 staff inspection 
          confirming the existence of defective conditions for which a rent 
          reduction is warranted.

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

          The automatic 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 
          that the Rent Administrator's order be, and the same hereby is, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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