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.:FC110328RO     
                                              
Vrettos Realty Corporation,              RENT ADMINISTRATOR'S
                                         DOCKET NO.:EL110204S      
                                             
                                         SUBJECT PREMISES:
                                            45-59 45 Street
                                            Apt. D6
                                            Woodside, 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 18, 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 December 13, 1990 by filing 
            a complaint asserting that the owner had failed to maintain various 
            services in the subject apartment.

            In an answer filed on January 15, 1991,  the owner asserted in 
            substance that repairs are being arranged.

            In another answer filed on January 24, 1991, the owner alleged that 
            repairs were completed, except the kitchen sink cold water washer 
            because the tenant wanted a brand new faucet which is not necessary. 
            The owner attached a copy of a work order signed by the tenant 
            stating that the following repairs were made on January 19, 1991:

                 Repair the kitchen cabinet;
                 Apply caulking to the apartment entrance door;
                 Replace refrigerator lamp; and
                 Grout around bathtub.

            On March 7, 1991, a physical inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of the 

            FC110328RO


            following defective conditions:

                 (1) The living room wall near the left window is water-stained.






                 (2) There are leaky bathtub faucets.
                 (3) There is leaky bathroom sink hot water faucet.
                 (4) There are leaky kitchen faucets.
                 (5) The freezer door does not close properly; a crisper glass  
                     is missing.
                 (6) The freezer and food compartment temperatures are          
                     inadequate. 

            By an order dated March 18, 1991, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that upon receipt 
            of the Administrator's order, all work was done.

            In answer, the tenant denied the allegations in the petition.

            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 does not establish any basis to 
            modify or revoke the Administrator's determination based on the 
            March 7, 1991 inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction. 

            The status of the owner's rent restoration applications is as 
            follows: FC110256OR denied on June 13, 1991 and FI110123OR denied on 
            May 5, 1992.

            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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