m                      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.: GH410081RO      
                               
          A & A REALTORS/ ARTUR FREIRE,           RENT ADMINISTRATOR'S
                                                 DOCKET NO.: FL520052S            
                        
                                PETITIONER       PREMISES: 100 West 139 St.
                                                           Apt. 29
                                                           NY, 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 July 13, 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.

          This proceeding was commenced on December 3, 1991 by the tenant 
          filing a complaint asserting that the owner had failed to maintain 
          various services in the subject apartment.

          On December 13, 1991, DHCR transmitted a copy of the complaint to 
          the owner's agents in the record at that time.

          Said copy of the complaint was returned by the agents, stating that 
          they did not represent the owner.

          On February 4, 1992, DHCR sent a copy of the complaint to the owner 
          at the correct address, with the request that the owner respond to 
          the tenant's complaint.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on March 2, 1992 by a DHCR staff member who reported that 
          there was peeling paint and plaster in the bathroom, the living 
          room, the hallway, the second bedroom and the master bedroom; that 
          the floors were defective, uneven, squeaking, with missing tiles, 
          torn tiles, rough and splintered surface, separating slats and worn- 
          out varnish.

          By an order dated July 13, 1992, the Administrator directed the 
          restoration of services and reduced the stabilized rent.
                                           












          GH410081RO

          In the petition for administrative review, the owner contends that 
          it "purchased the building on February 6, 1992" and had repaired 
          "everything".

          DHCR mailed a copy of the petition 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 determination based on the physical 
          inspection which confirmed the existence of defective conditions. 
          The determination was in all respects proper and is hereby 
          sustained.

          The unsubtantiated allegations that the petitioner "purchased the 
          building on February 6, 1992" and had repaired "everything" fail to 
          disturb the order appealed from. Even if the possibility that the 
          petitioner was not aware of the complaint in the proceeding below 
          were considered, the petitioner admits buying the subject premises 
          prior to the inspection and order's issuance. The petitioner, as a 
          professional realtor, knew or had reason to know about the property 
          to be bought, including the records and proceedings pertinent 
          thereto, if any.

          The owner may file a rent restoration application if the fact so 
          warrant.

          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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