STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433

          APPEAL OF                                    DOCKET NO.:
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 4, 1992, concerning the 
          housing accommodations known as 400 East 58th Street, Apt. PH-A, 
          New York, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

          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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.  The tenant alleged, among other things, 
          that the terrace doors were difficult to open and close.

          The owner answered as to the terrace doors that the tenant should 
          have contacted the superintendent for repairs.

          Thereafter, the DHCR conducted an inspection.  In pertinent part, 
          the DHCR inspector reported that the safety lock plate on a terrace 
          door was missing.  Other services were found to be maintained.

          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 terrace door was working.  The owner also submited a work order 


          dated February 14, 1992, to show that the condition found on 
          inspection was addressed promptly after receipt of the order. 

          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 proceedings 
          below did not rise to the level sufficient to trigger a "no-access" 
          inspection detailed in Policy Statement 90-5:  Arranging Repairs No 
          Access Inspections.

          The additional evidence that the owner completed repairs pursuant 
          to the order does not state a cause of action, and therefore does 
          not warrant modification of the Rent Administrator's order based on 
          the record presented.
          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 and Eviction Regulations for 
          New York City, it is

          ORDERED, that the petition be, and the same hereby is denied, and 
          that the Rent Administrator's order be, and same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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