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.:GA110154RO     
                                                        
          Schefa Realty Corp.,                     RENT ADMINISTRATOR'S
                                                   DOCKET NO.:FG110044S      
                                                       
                                                   SUBJECT PREMISES:
                                                      110-21 73 Road
                                                      Apt.6M
                                                      Forest Hills, 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 December 5, 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 July 3, 1991 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner denied the allegations and otherwise asserted 
            that all required repairs would be performed when an appointment 
            would be set up with the tenant.

            On November 21, 1991, an inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed that the window sill 
            in the bathroom was coming apart; and that the bathroom water 
            pressure was inadequate.

            By an order dated December 5, 1991, the Administrator directed the 
            restoration of services and ordered the reduction of the stabilized 
            rent.

            In this petition, the owner contends in substance that the defective 
            window sill was caused by the tenant's leaving the window open 
            during the rain; that access was made in the apartment wherein the 
            flushometers were adjusted and there is now sufficient water 
            pressure.

            In answer, the tenant stated in substance that defective conditions 
            continue to exist.
                                             
            GA110154RO










            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 petition does not make clear whether it is the contention that 
            repairs on the water pressure had been made before the apartment was 
            inspected or before the order was issued, or whether the contention 
            is that repairs were made following the issuance of the 
            Administrator's order.  If it is the former, then the owner's 
            allegation is belied by the report of the DHCR inspector.  If it is 
            the latter, then the order reducing the rent was nevertheless 
            correct when issued.

            The unsubstantiated contention that the defective window sill was 
            caused by the tenant is raised for the first time on appeal and is  
            beyond the scope of administrative review.

            The owner may file a rent restoration application if the facts so 
            warrant.

            The automatic stay of the retroactive rent abatement that resulted 
            by the filing of this petition is vacated upon issuance of this 
            Order and Opinion.

            THEREFORE, in accordance with the Rent Stabilization Law and Code, 
            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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