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.: CG110021RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                           DOCKET NO.: BK110429S            
                        
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 6D
                                                           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 in 
          relevant part the bathroom floor, the bathroom ceiling tiles, the 
          bedroom ceiling, the sink pipe, the kitchen cabinet ceiling, the 
          four (4) kichen outlets and the extermination services.

          In answer, the owner denied the allegations and otherwise asserted 
          that "the true intent of these complaints is to stop any MCI filed";  
          and the 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 8, 1988 by a DHCR staff member who confirmed that the bathroom 
          floor and ceiling tiles were cracked; the bedroom ceilings were 
          uneven and water-stained; the sink pipe was repaired in an 
          uworkmanlike manner, the kitchen cabinet ceiling had peeling paint 
          and plaster; the four(4) kitchen outlets were inoperative and two(2) 
          of these were loose; and there was mice and roach infestation.

          By an order dated May 31, 1988, the Administrator directed the 
          restoration of services and reduced the stabilized rent.
                                           
                                          1













          CG110021RO

          In the petition for administrative review, the owner contends that 
          the conditions enumerated by the order were not mentioned in the 
          complaint; the tenant refused to deal directly with the owner; 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 8, 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 
          defective conditions enumerated by the order; 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 
          (DA110141OR) was granted on April 19, 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.



          ISSUED:



                                                                    
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


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