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.:GE610133RO     
                                                        
          3300 Co./ Jacob Zinns et al.,            RENT ADMINISTRATOR'S
                                                   DOCKET NO.:FI610328S      
                                                       
                                                   SUBJECT PREMISES:
                                                      3300 Netherland Ave.
                                                      Apt. 1B
                                                      Bronx, NY  
                                PETITIONER     
          -----------------------------------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 April 1, 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 the petition.

            The tenant commenced this proceeding on September 16, 1991 by filing 
            a complaint asserting that the owner had failed to maintain various 
            services in the subject apartment.

            In an answer filed on October 16, 1991, the owner requested an 
            extension of time to address the tenant's complaint.

            On February 12, 1992, a physical inspection of the subject apartment 
            was conducted by a DHCR staff member who confirmed the existence of 
            defective conditions relating to the following: the refrigerator and 
            freezer temperature, the window sash and frame in the living room, 
            the master antenna, vermin control, and the screens in bedroom 1.

            By an order dated April 1, 1992, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that it is 
            reviewing its files and is reserving the right to supplement the 
            record.

            In answer, the tenant asserted that the defective conditions 
            continue to exist; that the owner's petition has neither argument 
            nor evidence; and that any supplement to the petition should be 
            served on the tenant for rebuttal.

            As of the writing of this Order and Opinion, the owner has not 
            submitted any supplement to the petition.
            GE610133RO







            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 
            required to order a rent reduction, upon application by a tenant, 
            where it is found that an owner has failed to maintain services.  
            The owner's petition does not establish any basis to modify or 
            revoke the Administrator's determination based on the February 12, 
            1992 physical inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction.

            The Commissioner notes that despite more than ample opportunity to 
            do so, the owner raised no valid issue in its petition for review of 
            the Administrator's determination.

            THEREFORE, in accordance with the Rent Stabilization Law and Code 
            and Operational Bulletin 84-1, 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:




                                                                          
                                                  LULA M. ANDERSON
                                                  Deputy Commissioner


    

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