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.:GH420073RO     
                                              
775 Riverside Realty Corp.,              RENT ADMINISTRATOR'S
                                         DOCKET NO.:FJ510206S      
                                             
                                         SUBJECT PREMISES:
                                            775 Riverside Drive
                                            Apt. 4A
                                            New York, 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 July 31, 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 October 9, 1991 by filing a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject apartment.

            In answer, the owner asserted in substance that services were being 
            provided and maintained. The owner submitted copies of various work 
            orders allegedly signed by the tenant during November and December 
            1991.

            The tenant was informed of the owner's answer. The tenant replied 
            that the windows in the living room were not repaired, no new 
            kitchen sink was installed, the refrigerator was not in working 
            condition, and the hallway lights were not in working order.

            On July 1, 1992, a physical inspection of the subject apartment was 
            conducted by a DHCR staff member who confirmed the existence of 
            defective conditions in the following:

                 (1) window panes in the living room,
                 (2) apartment hallway light,
                 (3) refrigerator temperature of the fresh food compartment,
            GH420073RO


                 (4) refrigerator temperature of the freezer compartment, and
                 (5) vermin control in the apartment.
              






            By an order dated July 31, 1992, the Administrator directed the 
            restoration of services and ordered a rent reduction.

            In this petition, the owner contends in substance that all work was 
            done.

            DHCR mailed a copy of the petition to the tenant, who denied the 
            allegations in the petition.

            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 to 
            modify or revoke the Administrator's determination based on the July 
            1, 1992 inspection which confirmed the existence of defective 
            conditions, warranting a rent reduction. 

            The owner's rent restoration application (GH410116OR) was denied on 
            April 28, 1994.

            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:




                                                                          
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner


    

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