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.:FC110044RO     
                                                        
          Pomonok Crest Apts.,                     RENT ADMINISTRATOR'S
                                                   DOCKET NO.:EE110610S      
                                                       
                                                   SUBJECT PREMISES:
                                                      71-12 Parsons Blvd.
                                                      Apt. 20A
                                                      Flushing, NY    
                                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 on January 30, 1991 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 April 18, 1990 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In an answer filed on June 19, 1990, the owner requested sixty (60) 
            days to address the complaint, and asserted that several repairs 
            were made.

            On September 6, 1990, the owner informed DHCR that all repairs have 
            been made.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on January 15, 1991 by a DHCR staff member who confirmed 
            that the living room left side window cannot be opened and closed; 
            and that the ceiling in the dinette area has cracks.

            By an order dated January 30, 1991, 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 prior to the issuance of the Administrator's order, including 
            repairs on the defective window and ceiling; and that it should have 
            received a copy of the inspection report before the order was 
            issued. The owner submits a copy of an August 28, 1990 work order.


            FC110044RO

            In answer, the tenant asserted in substance that the owner's repairs 






            were inadequate and ineffective.

            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 
            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 copy of the August 28, 1990 work order was not before 
            the Administrator and is belied by the January 15, 1991 inspection. 
            Accordingly, the owner's petition does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            physical inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction. 

            The owner's contention that it was entitled to receive the 
            inspection report is without merit. The tenant's complaint is 
            sufficient notice for the owner to diligently investigate the matter 
            and make necessary, effective repairs (Empress Manor Apartments v. 
            NYS DHCR, 538 NYS 2d 49. 147 AD 2d 642, February 21, 1989).

            The owner's rent restoration application (FC110225OR) was granted on 
            June 24, 1991.

            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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