GC410039RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       GC410039RO
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       FJ410150S
                                   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 February 4, 1992, concerning the housing 
          accommodations known as 400 East 58th Street, Apt. PHB, New York, 
          New York, wherein the Rent Administrator determined the tenant's 
          complaint of decreased services. 

          The Commissioner has reviewed all 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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint, or asserted that the tenant failed to cooperate with the 
          owner's efforts to ascertain conditions requiring repairs, or 
          otherwise asserted that required repairs had been or would be 
          completed.

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector reported that the shower leaked and 
          also ran when the bathtub faucets were on, that bathroom hot and 
          cold water pressure were inadequate, that there was evidence of 
          leak damage in the livingroom ceiling, and that the apartment 
          entrance door did not close properly.













          GC410039RO

          The Rent Administrator directed restoration of these services and 
          further, ordered a reduction of the stabilization rent.

          In the petition for administrative review the owner states that the 
          owner had been unable to obtain access to the tenant's apartment 
          due to the tenant's absence, and that the owner has since obtained 
          access and restored all services.

          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 
          required 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 proper basis for 
          modifying or revoking 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 evidence the owner submitted in the record below 
          did not rise to the level required to trigger a "no-access" 
          inspection detailed in Policy Statement 90-5:  Arranging Repairs No 
          Access Inspections.

          The owner did not substantiate the allegation on appeal that the 
          tenant caused the delay in repairs until after the Rent 
          Administrator's order.  Moreover, assertions that repairs were 
          completed after the Rent Administrator issued the order, are not 
          sufficient to warrant reconsideration of the Rent Administrator's 
          determination below.

          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 Rent Administrator's order be, and the same hereby is, 
          affirmed. 
                 

          ISSUED:



                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  
    

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