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.:FC110247RO     
                                                        
          Michael Pistilli,                        RENT ADMINISTRATOR'S
                                                   DOCKET NO.:DJ110203S      
                                                       
                                                   SUBJECT PREMISES:
                                                      26-80 30 Street
                                                      Apt. 1F
                                                      Astoria, 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 March 1, 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 October 12, 1989 by filing 
            a complaint asserting that the owner had failed to maintain numerous 
            services in the subject apartment.

            In answer, the owner asserted in substance that the tenant refused 
            access.

            DHCR mailed to the owner a copy of Policy Statement 90-5 which 
            explains the proper procedure to carry out when the tenant refuses 
            access.

            On October 3, 1990, the owner submitted a March 26, 1990 copy of a 
            court stipulation indicating, in pertinent part, that the owner 
            should finish all repairs by April 5, 1990. A copy of a work order 
            dated June 21, 1990 was also submitted by the owner, showing that 
            the tenant signed a certification that repairs were done.

            In response, the tenant informed DHCR that the replacement 
            refrigerator was defective; that the defective stove was not 
            replaced; that the owner painted only the small foyer and the entire 
            apartment was not painted.

            Thereafter, a physical inspection of the subject apartment was 
            conducted on January 25, 1991 by a DHCR staff member who confirmed 
            FC110247RO


            the existence of the following defective conditions:

                 1) In the living room, the right window top and bottom sashes 






                    do not close properly, the lock is inoperative and the      
                    window permits air seepage. The left window top sash is     
                    painted shut, the top and bottom sashes do not close        
                    properly and the window permits air seepage.  

                 2) One (1) kitchen window top sash is painted shut, and the    
                    window permits air seepage.

                 3) One (1) bathroom window top and bottom sashes are painted   
                    shut, and the window permits air seepage.

                 4) Two (2) bedroom sashes are painted shut, the left window    
                    lock is inoperative and the windows permit air seepage.

                 5) The refrigerator and freezer compartments temperatures are 
                    inadequate; the freezer temperature (14 degrees Fahrenheit) 
                    and the fresh food compartment temperature (42 degrees      
                    Fahrenheit) are above the required level. The refrigerator 
                    engine produces a loud noise.

                 6) The bathtub hot water faucet leaks.

                 7) The kitchen cabinet doors do not close properly.

            By an order dated March 1, 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.

            In answer, the tenant asserted that the defective conditions still 
            exist.

            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 owner's petition, including copies of the court 
            stipulation that all repairs should be completed on April 5, 1990, 
            does not establish any basis to modify or revoke the Administrator's 
            determination based on the January 25, 1991 inspection which 
            confirmed the existence of defective conditions, warranting a rent 
            reduction.

            Moreover, the copy of a June 21, 1990 work order allegedly signed by 
            the tenant is disputed by the tenant's answer stating that the 
            replacement refrigerator was defective; that the defective stove was 
            not replaced; and that the owner painted only the small foyer and 
            the entire apartment was not painted. The inspection verified the 
            tenant's answer, showing that defective conditions existed.
            FC110247RO


            The status of the owner's rent restoration applications is as 
            follows: FC110189OR denied on July 10, 1991, FL110091OR denied on 
            March 17. 1993 and HI110094OR denied on March 18, 1994.

            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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