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.: GL420098R0 
                                                              SJR 6984       
           
           
          Cassano Realty Co./                     RENT ADMINISTRATOR'S
          Ronald D. Hariri,                                      DOCKET 
                                                                 NO.: 
                                                                 FG420574S   
                                                                       
                          PETITIONER              PREMISES:  Apt. 2E
                                                             481 West 165 St.
                                                             New York, 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 November 10, 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 July 22, 1991 by a tenant filing a 
          complaint asserting that the owner had failed to maintain various  
          services in the subject apartment. The complaint in relevant part 
          mentioned rodents and roaches, a leaking bathtub, defective kitchen 
          walls, holes in the bedroom and peeling paint throughout the 
          apartment.

          In an answer filed on August 15, 1991, the owner denied the 
          allegations in the complaint and otherwise asserted that services 
          are being maintained and provided, that the tenant refuses access to 
          and does not avail of regular exterminating services, and that the 
          walls had been repaired.

          The owner submitted copies of bills and payments to A-1 
          Exterminating Co., which in no way referred to the subject 
          apartment. The copies of papers concerning Hercules Welding and 
          Boiler Works and Petro-Con Chemical Co. show repairs pertinent to 
          GL420098RO














          adequate heat and hot water in the building, but in no way refer to 
          the subject apartment. Copies of papers allegedly signed by the 
          tenant at Housing Court may indicate the tenant's agreement not to 
          sweep or to leave anything into the halls or front steps and to 
          allow access on December 6, 1991, but neither refer to the 
          complained of conditions nor the resolution thereof. Copies of 
          papers from New York City Department of Housing Preservation and 
          Development dated November 1, 1990 show invoices for emergency 
          repair lien but do not specify whether repairs were for defective 
          walls as the owner alleged.

          On October 27, 1992,  a physical inspection of the apartment was 
          conducted by a DHCR staff member who reported that there were 
          roaches in the kitchen area;  that the faucet in the bathtub leaked 
          and flowed continuously; that the kichen walls had cracked plaster 
          and holes; and that the walls of bedroom 1 had holes, cracks and 
          peeling plaster.

          By order dated November 10, 1992, the Administrator directed the 
          restoration of services and further ordered a reduction of the 
          maximum base rent as follows:

               1. vermin control of apartment-   $ 6.00
               2. plumbing at tub faucet-        $ 3.00
               3. kitchen walls-                 $ 5.00
               4. walls in bedroom 1-            $ 5.00
                  total dollar change            $19.00

          In the petition for administrative review,  the owner contends that 
          the tenant's complaint failed to indicate that notice was ever given 
          of the defective conditions; that all necessary repairs were made as 
          shown by papers from the New York City Department of Housing 
          Preservation and contractors; and that the inspection findings do 
          not arise from the tenant's complaint.

          On January 8, 1993, DHCR mailed the tenant a copy of the owner's 
          petition.

          After careful consideration, the Commissioner is of the opinion that 
          the petition should be denied.

          The owner's contention that the tenant's complaint failed to 
          indicate that notice was ever given of the defective conditions is 
          contrary to law and fact. The tenant's complaint is sufficient 
          notice. The record clearly shows that the complaint mentioned 
          rodents and roaches, a leaking bathtub, defective kitchen walls, 
          holes in the bedroom and peeling paint throughout the apartment; and 
          that the owner answered the complaint.  Accordingly, the 
          Commissioner finds that the owner was fully informed of allegations 
          in the tenant's complaint but chose not to diligently contest them, 
          GL420098RO

          and that the inspection did confirm some of the tenant's
          allegations.  





          The owner offered no proof of its claims that the tenant refused 
          exterminating services and that the walls had been repaired. 
          Moreover, the owner failed to address the issue of the leaking 
          faucet in the bathtub.

          The Commissioner finds that the copies of bills and payments to A-1 
          Exterminating Co., Hercules Welding and Boiler Works and Petro-Con 
          Chemical Co. showing repairs pertinent to adequate heat and hot 
          water in the building in no way refer to this apartment. The copies 
          of papers allegedly signed by the tenant at Housing Court indicating 
          tenant's agreement not to sweep or to leave anything into the halls 
          or front steps and to allow access on December 6, 1991 fail to 
          refute the findings of the inspection. The copies of papers from the 
          New York City Department of Housing Preservation and Development 
          dated November 1, 1990 showing invoices for emergency repair lien do 
          not specify whether repairs were for defective walls as the owner 
          alleged.

          All other submissions attached to the petition are beyond the scope 
          of administrative review, which is limited to the issues and 
          evidence before the Administrator.

          Accordingly, the Administrator's determination was properly based on 
          an on-site inspection which found defective conditions in the 
          subject apartment. This determination was in all respects proper and 
          is hereby sustained.

          THEREFORE, in accordance with the Rent and Eviction Regulations, 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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