OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:
                                                  (Refile of GL130130RO)
          Anna Cerulli,                           RENT ADMINISTRATOR'S
                                                  DOCKET NO.: GB130119B 

                                                  24-48 27 Street            
                                                  Astoria, NY


          The above-named owner refiled and perfected a timely petition for 
          administrative review of an order issued on December 4, 1992 
          concerning the housing accommodations relating to the above- 
          described docket number.

          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised in this petition. 

          The tenant commenced the proceeding on February 26, 1992 by filing 
          a complaint asserting that the owner failed to maintain certain 
          services in the subject building.

          On March 17, 1992, DHCR mailed a copy of the complaint to the 

          Thereafter, a physical inspection of the building was conducted on 
          October 26, 1992 by a DHCR staff member who confirmed that the 
          lighting in the public hallways was inadequate.

          By an order dated December 4, 1992, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that completed repairs were verified by DHCR on December 
          8, 1992 and that the complaining tenant no longer lives in the 
          building. The owner submitted no evidence to substantiate said date 
          of repairs or the tenant's non-residence in the building. 


          On March 8, 1993, 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 to revoke or 
          modify the Administrator's determination based on the October 26, 
          1992 inspection which confirmed the existence of defective 
          conditions, warranting a rent reduction. The allegations that 
          repairs were completed and that the tenant no longer resides in the 
          building are unsubstantiated and without merit, and fail to disturb 
          the findings of the October 26, 1992 inspection.

          Accordingly, the order appealed from was in all respects proper and 
          is hereby sustained.

          The owner may file a rent restoration application if the facts so 

          The automatic stay of the retroactive rent reduction 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, 


                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

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