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.:FE610448RO     
                                                   (Refile of FA610024RO)
               
          Hill Top House, Inc.,                    RENT ADMINISTRATOR'S
                                                   DOCKET NO.:ED610908S      
                                                       
                                                   SUBJECT PREMISES:
                                                      500 Kappock Street
                                                      Apt. 2D
                                                      Bronx, 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 17, 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 April 19, 1990 by filing a 
            complaint asserting that the owner had failed to maintain certain  
            services in the subject apartment.

            In an answer filed on July 3, 1990, the owner denied some of the 
            allegations in the complaint and otherwise asserted in substance 
            that repairs were performed and other jobs were being completed.

            On August 29 and December 3, 1990, physical inspections of the 
            subject apartment were conducted by a DHCR staff member who 
            confirmed the existence of defective conditions.

            By an order dated December 17, 1990, the Administrator directed the 
            restoration of services and ordered a rent reduction based upon 
            these inspection findings:

                 (1) A master bedroom pane is missing from the bottom sash; a   
                     bottom storm window glass is broken.
                 (2) A master bedroom radiator is defective.

            In this petition, the owner contends in substance that the windows 
            were repaired and that its own building superintendent found no 
            FE610448RO


            defect in the radiator.

            In answer, the tenant asserted that the owner started repairs 






            subsequent to the issuance of the order and that the radiator is 
            still defective.

            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 
            August 29 and December 3, 1990 physical inspections which confirmed 
            the existence of defective conditions, warranting a rent reduction.

            The Commissioner notes that the owner's rent restoration application 
            (FA610152OR) was granted on January 2, 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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