GF210184RO
                                  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.:
                                                  GF210184RO
                    SAM KOSLOWSKI,                                         
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      FL210134S  
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodation 
          known as 2402 63rd Street, Apartment D-1, Brooklyn, New York.  

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

          In answer to the complaint the owner asserted, in substance, that 
          no repairs are required.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division Of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of the following defective conditions:

               1.   Refrigerator freezer temperature of -6@ F.
               2.   Stove-oven door gasket is defective.
               3.   Unworkmanlike repair on bedroom wall.
               4.   Evidence of vermin.
               5.   Various windows throughout apartment have 
                    defective sashes and frames.
               6.   Bedroom and bathroom has peeling paint and 
                    plaster.

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












          GF210184RO



          In its petition for administrative review, the owner states, in 
          substance, all repairs have been performed, and that the tenant 
          vandalized the apartment so not to pay rent.

          The DHCR served a copy of the petition on the tenant on July 17, 
          1992.

          The tenant's answer to the petition stated that repairs are still 
          needed.

          After careful consideration, the Commissioner is of the opinion 
          that this 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 any 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 condi- 
          tions in the subject apartment for which a rent reduction is 
          warranted.

          The owner filed a rent restoration application which is pending 
          before the Administrator under Docket No. GJ210024OR.

          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 
          and the Emergency Tenant Protection Act of 1974, 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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