HA110210RO

                                  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.:  HA110210RO
                                                  
          BRITANNIA MANAGEMENT                    RENT
          MICHAEL ZWEBNER                         ADMINISTRATOR'S DOCKET 
                                                  NO.: GA110160S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               The above named petitioner-owner representative filed a  
          Petition for Administrative Review against an order of the Rent 
          Administrator issued December 11, 1992. The order concerned housing 
          accommodations known as Apt 449B located at 147-35 68th Drive, 
          Flushing, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on January 6, 1992 by 
          filing a Statement of Complaint of Decrease in Services wherein  
          she listed several conditions in her apartment that had been found 
          by a professional engineer to require repair.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on February 
          27, 1992 and stated that it had not been provided with a copy of 
          the engineer's report, that they had made repairs to correct one 
          condition, that it was investigating another and that one tenant 
          complaint did not constitute a service reduction.

               The tenant filed a reply on October 19, 1992 and stated that 
          repairs had not been completed in her apartment.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on October 23, 1992 and 
          revealed the following:

                    1.   Defective front door frame alignment,













          HA110210RO

                    2.   Wall around right living room window bulged,

                    3.   No apartment door peephole. Door in need of 
                         painting.

          The following services were found to have been maintained:

                    1.   Electric panel cover plate,

                    2.   Kitchen electric outlet,

                    3.   Buzzer,

                    4.   Apartment entry door chain guard.

               The Administrator issued the order here under review on 
          December 12, 1992 and ordered a rent reduction of an amount equal 
          to the most recent guideline adjustment based on the report of the 
          DHCR inspector. 

               On appeal the owner states that a similar complaint had been 
          filed by a neighboring tenant and was denied by the Administrator 
          in an order bearing Docket No. GA110162S.  The owner also attached 
          to the petition a copy of the answer filed with the Rent 
          Administrator. 

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner has examined the record of the proceeding 
          bearing Docket No. GA110162S and has determined that the conditions 
          in that proceeding relate to a different apartment and are not 
          relevant to the determination herein.

               Pursuant to Section 2523.4 of the Rent Stabilization Code a 
          tenant may apply to the DHCR for a rent reduction based on the 
          failure of the owner to maintain required services.  The 
          Administrator shall reduce the rent upon finding that the owner has 
          failed to maintain said services.  Section 2520.6 (r) of the Code 
          includes repairs and maintenance within the definition of required 
          services.  The Commissioner finds that the Administrator based this 
          determination on the entire record including the results of the on- 
          site physical inspection described above.  The order here under 
          review is affirmed.

               The stay of the retroactive rent abatement that resulted by 
          the filing of this petition for administrative review is vacated 
          upon issuance of this order and opinion.  The owner may file for 
          rent restoration when services have been fully restored.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 






          HA110210RO


               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   






    

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