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.:FB420207RO     
                                                   (Refile of FA420048RO)
               
          John Cerrito,                            RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EH420452S      
                                                       
                                                   SUBJECT PREMISES:
                                                      405 East 56th St.
                                                      Apt. 8C
                                                      New York, NY    
                                PETITIONER     
          -----------------------------------X                           
              

               ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

            The above-named owner refiled and perfected a timely petition for 
            administrative review of an order issued on December 21, 1990 
            concerning the housing accommodations relating to the above- 
            described docket number.  

            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 on August 20, 1990 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment. The record shows, and the parties 
            do not dispute, that the apartment is rent-stabilized

            In an answer filed on September 5, 1990, the owner asserted that 
            some repairs were completed, but the tenant denied access as to 
            other repairs. The owner provided a copy of a job invoice dated 
            August 27, 1990; but the owner failed to substantiate with 
            sufficient evidence the bare allegation that tenant refused access.

            On October 2, 1990, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of 
            defective conditions.

            By an order dated December 21, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done.

            DHCR mailed a copy of the petition to the tenant.

            After careful consideration, the Commissioner is of the opinion that 
            FB420207RO








            the petition should be denied.

            Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
            authorized 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 to 
            modify or revoke the Administrator's determination based on the 
            October 2, 1990 inspection which confirmed the existence of 
            defective conditions, warranting a rent reduction. 

            The owner is advised to file a rent restoration application if the 
            facts so warrant.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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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