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

          APPEAL OF                              DOCKET NO.: CG110016RO      
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes                            DOCKET NO.: BK110423S            
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 1C
                                                           Jamaica, NY      
          The above-named owner filed a timely petition for administrative 
          review of an order issued on May 31, 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.

          In an answer dated January 14, 1988, the owner denied the 
          allegations and otherwise asserted that "the true intent of these 
          complaints is to stop any MCI filed"; and that defective conditions 
          were already "repaired or scheduled for repair within the next 30 to 
          45 days".

          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 May 31, 1988, the Administrator determined that 
          the kitchen sink drain pipe and the kitchen spout leaked; and the 
          front door bell, the buzzer and the outside door lock were 
          inoperative. 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 talk directly with the owner; and that a hearing is 
          requested. There are no attachments to substantiate these 


          On August 22, 1988, DHCR mailed a copy of the petition to the 

          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 

          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 
          (DA110136OR) was denied on May 2, 1989.

          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.


                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



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