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

          APPEAL OF                              DOCKET NO.: GG610023RO      
          Wilgreen Holding Co./                  RENT ADMINISTRATOR'S
          Jerrold Wolfset,                       DOCKET NO.: GA610579S            
                                PETITIONER       PREMISES: 260 E176 St.
                                                           Bronx, NY      

          The above-named owner filed a timely petition for administrative 
          review of an order issued on May 29, 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 by filing a complaint asserting 
          that the owner failed to maintain certain services which included, 
          in relevant part, rotten wooden living room floors.

          In answer, the owner asserted in substance that "all necessary 
          repairs have been made." The owner submitted copies of bills and 

          On April 22, 1992, a physical inspection of the subject apartment 
          was conducted by a DHCR staff member who reported that the bathroom 
          ceiling was bulging, cracked, stained due to leaks and in danger of 
          falling; the living room floor was covered with warped and loose 
          linoluem; the apartment entry door and frame was not properly 
          aligned; and the plastered walls to the hallway were not sanded   
          and painted.

          By an order dated May 29, 1992, the Administrator determined these 
          services not maintained: bathroom (leaks and stains), bathroom 
          ceiling, living room floor/covering, apartment entry door and frame 
          (alignment) and the walls to the hallway. The Administrator directed 
          the restoration of services and ordered a reduction of the 
          stabilized rent.


          In the petition for administrative review, the owner contends in 
          substance that the living room floor covering was not mentioned in 
          the original complaint; all repairs were timely and professionally 
          done; and that the tenant refused to sign the work order. The owner 
          resubmitted copies of paid bills and a painter's letter stating that 
          the tenant refused to acknowledge the completion of repairs.

          On July 14, 1992, a copy of the petition was mailed to the tenant.

          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 establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining required services, based on an April 22, 1992 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction.

          The contention that a defective living room floor was not originally 
          complained of by the tenant is belied by the record.

          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.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner

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