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

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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.:
                                                  FF210183RO
                                                                             
                                             
          Elso Realty Co.,                        RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  FA210393S 

                                                  PREMISES: Apt. E1
                                                  245 Hawthorne St.
                              PETITIONER          Brooklyn, NY
                              
          ----------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review against an order issued by the Rent Administrator reducing 
          the rent and directing restoration of services based on a finding 
          of failure to maintain services.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to 
          issues raised by the petition.

          The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In answer, the owner asserted in substance that all required 
          repairs had been completed.

          Thereafter, an inspection of the subject apartment was conducted on 
          May 21, 1991 by a DHCR staff member who confirmed the existence of 
          defective conditions.

          On June 11, 1991, the Administrator directed the restoration of 
          services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that repairs were done, submitting inter alia copies of 
          work orders dated subsequent to the issuance of the order appealed 
          from.













          FF210183RO


          In answer, the tenant asserted that 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 does not establish any basis to 
          modify or revoke the Administrator's order which determined that 
          the owner was not maintaining required services based on a physical 
          inspection confirming the existence of defective conditions in the 
          subject apartment for which a rent reduction is warranted.

          The owner may 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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