GF610060RO
                                  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.: GF610060RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: GA610247S       
               Alan Shonfeld,                                      
                                                
                                 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 845 Gerard Ave., Apt. #3L, Bronx, N.Y.  
          10451.

               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.

               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 on April 6, 1992 who confirmed 
          the existence of the following defective conditions: toilet 
          continually runs, bulging bathroom ceiling with hole around riser.

               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 the necessary work was done on February 21, 1992 
          before the inspection and that the toilet and ceiling have been 
          repaired.

               













          GF610060RO



               The Division sent the petition to the tenant on June 19, 1992.  
          The tenant answered, stating that the ceiling had not been repaired 
          properly and the toilet still runs constantly.

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

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          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's allegation of repairs is 
          controverted by the inspection report.

               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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