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

          APPEAL OF                             DOCKET NO.: HE510050RO  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: EH510365S       

                    Hi Pine Realty Corp.,


               The above-named petitioner-owner filed a petition for 
          administrative review of an order issued on August 21, 1992, by the 
          Rent Administrator, concerning the housing accommodation known as 
          815 West 180 St., Apt. 44, New York, N.Y., wherein the 
          Administrator determined that based on a physical inspection 
          certain services were not being maintained in the subject 

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.

               The tenant commenced the proceeding below by filing a 
          complaint asserting that the owner failed to maintain certain 
          services in the subject apartment.

               Thereafter an inspection of the subject apartment was 
          conducted by a D.H.C.R. inspector who confirmed the existence of 
          the following defective conditions:  walls and ceiling have cracks, 
          and peeling paint and plaster.

               The Rent Administrator directed restoration of these services 
          and further ordered, a reduction of the stabilization rent.


               In its petition for administrative review, the owner states, 
          in substance, that it became the new owner prior to the issuance of 
          the Administrator's order and this tenant never complained about a 
          need for the kitchen to be painted and plastered and that upon 
          receipt of this Notice of Complaint by the tenant, the owner 
          arranged to have the entire apartment painted and plastered where 

               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 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

               The record reveals that the registered owner was properly 
          served with the complaint by DHCR and that that owner interposed an 
          answer which stated in pertinent part, that the tenant was told by 
          the superintendent to make arrangements with him for the completion 
          of repairs, but she never called to make an appointment.

               It is noted that the owner filed a rent restoration 
          application under docket no. HD510004OR which is pending before the 

               The automatic stay of the retroactive rent abatement 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, and the Emergency Tenant Protection Act of 1974, it is,

               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.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        




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