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.: CG110015RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                            DOCKET NO.: BK110421S           
                         
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 3C
                                                           Jamaica, NY      
          -----------------------------------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 June 13, 1988 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 this administrative appeal.

          This proceeding was commenced on November 6, 1987 by the tenant 
          filing a complaint asserting that the owner failed to maintain 
          various services in the subject apartment.

          On December 29, 1987, DHCR mailed a copy of the complaint to the 
          owner.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on April 6, 1988 by a DHCR staff member who confirmed the 
          existence of defective conditions.

          By an order dated June 13, 1988, the Administrator determined that 
          the bathroom ceiling and walls had holes and were moldy; the faucets 
          of the bathroom sink leaked; the bathroom walls had holes and 
          missing tiles; the toilet leaked, the flushometer pressure was 
          inadequate; the master bedroom ceiling and walls had peeling paint 
          and plaster; the kitchen ceiling and walls had peeling paint and 
          plaster; the kitchen drain pipe leaked; the oven ignition tube was 
          out of place; the oven flame was high when the thermostat 
          (regulator) was low; the inner and outer door casings of the oven 
          were detached, permitting air seepage; there was no extermination 
          sign posted and the apartment was infested with vermin.


                                          1












          CG110015RO

          The Administrator directed the restoration of services and reduced 
          the stabilized rent.

          In the petition for administrative review, the owner contends that 
          repairs were performed or are being scheduled; that the tenant 
          refused to confer with the owner to hasten repairs; and that a 
          hearing is requested. There are no attachments to substantiate these 
          contentions.

          On August 22, 1988, 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 
          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 Administrator's determination was based on the entire record 
          including the results of the physical inspection on April 6, 1988. 
          The owner's petition fails to rebut the finding of defective 
          conditions which warrant a rent reduction. The contentions in the 
          petition are unsubstantiated; and no hearing is necessary when the 
          results of the physical inspection were clear, convincing and 
          unrebutted. Accordingly, the determination was in all respects 
          proper and is hereby sustained.

          The Commissioner notes that the rent restoration application 
          (DH110079OR) was denied on January 29, 1990.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon isuance 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,  
          that the Administrator's order be, and the same hereby is, affirmed.



          ISSUED:


                                                                    
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner

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