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.: GG210199RO      
                                                             
          Peter P. Neglia/                       RENT ADMINISTRATOR'S
          Trump Management Inc.,                 DOCKET NO.: ED210784S       
                             
                                PETITIONER       PREMISES: 2650 Ocean Parkway  
                                                           Apt.5C
                                                           Brooklyn, NY      
          -----------------------------------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 June 23, 1992 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 this administrative appeal.

          The tenant commenced this proceeding on April 9, 1990 by filing a 
          complaint asserting that rain water leaks through the bedroom wall, 
          around the air conditioner, and under the baseboard, leaving a large 
          puddle on the floor.

          In answer, the owner asserted that the water seepage was abated and 
          the plasterer took care of the wall damage.

          On June 11, 1992, an on-site inspection of the subject apartment was 
          conducted by a DHCR staff member who confirmed that there were leak 
          stains, cracked walls and peeling paint and plaster in the area 
          around the air conditioner and the baseboard of the bedroom (1).

          Based on the inspection results, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.

          In the petition for administrative review, the owner contends that 
          his answer was not considered in the processing; he was not informed 
          of the inspection and inspection report; leaks and stains were not 
          mentioned in the complaint; water seepage was repaired upon receipt 
          of the tenant's complaint; and the tenant must be complaining about 
          new leaks.
          GG210199RO













          In answer, the tenant asserted that during the storm of December 11 
          and 12, 1992, water seeped again from the same areas mentioned in 
          the original complaint; half of the room becomes a wading pool when 
          rain hits the same leaky areas of the wall; and that the various 
          people of management, including Fred Trump, saw the mess.

          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 for 
          modifying or revoking the Administrator's determination based on an 
          on-site inspection which confirmed the existence of leaks and stains 
          in the bedroom walls, warranting a rent reduction.

          The record establishes that the owner's answer was properly 
          considered in the processing and belied by the inspection report; 
          and that he was duly informed of the leaks and stains as described 
          in the complaint. The tenant's complaint was sufficient notice; the 
          inspection report merely confirmed the existence of the complained 
          of condition, which the owner failed to completely and effectively 
          address. The owner need not be notified of the subsequent inspection 
          or the results thereof (see Empress Manor Apts. v. NYSDHCR, 147 
          A.D.2d 642, 538 N.Y.S.2d 49, 1989).

          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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