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.: CG110020RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                            DOCKET NO.: BK110415S           
                         
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 11C
                                                           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 December 29, 1987 by the tenant 
          filing a complaint asserting that the owner failed to maintain 
          various services in the subject apartment, which included bathtub 
          faucets having no water and bathroom walls with missing tiles and 
          plastered over.

          In answer, 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 that the bathtub 
          faucets had no water; the bathroom wall tiles were missing; the 
          apartment was infested with vermin; the windows of the apartment had 
          no windows guards; the apartment entrance door had plank wood in 
          place of a door; the door was improperly aligned and rubbed against 
          the floor; the main lock was missing; and the doorbell was 
          inoperative.

          By an order dated May 31, 1988, the Administrator directed the 


                                          1












          CG110020RO

          restoration of services and reduced the stabilized rent.
                                           
          In the petition for administrative review, the owner contends that 
          the finding about bathtub faucets without water and the bathroom  
          wall missing tiles was not in the complaint; 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; the tenant did complain about the 
          bathtub faucets and the bathroom walls; 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 
          (CH110254OR) was denied on May 30, 1989 and that the rent 
          restoration application (EL110076OR) was granted on March 15, 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

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