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.: CG110018RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                           DOCKET NO.: BK110418S            
                        
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 8C
                                                           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 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.

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

          In an answer dated January 14, 1988, the owner asserted in substance 
          that the true intent of the complaint was to stop any MCI filed; and 
          the conditions were corrected or are "scheduled for repairs within 
          the  next 30 to 40 days."

          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 May 31, 1988, the Administrator determined that 
          the drain pipe of the kitchen sink leaked; the flushometer leaked; 
          the doorbell was defective; the outlet wires of the living room were 
          exposed; and there was vermin infestation.

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

                                          1.












          CG110018RO



          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.

          These rent restoration applications were denied: CH110241OR on May 
          24, 1989 and EL110077OR on April 30, 1991.

          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

                                           
                                          2
    

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