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.: CG110022RO      
                               
          Rey-Cal Realty Corp./                   RENT ADMINISTRATOR'S
          Ramon Reyes,                           DOCKET NO.: BK120428S            
                        
                                PETITIONER       PREMISES: 88-06 Parsons Blvd.
                                                           Apt. 7D
                                                           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 transmitted a copy of the complaint to 
          the owner.

          A physical inspection of the subject apartment was conducted on 
          April 8, 1988 by a DHCR staff member who confirmed that the drain 
          pipe was loose; the stove was defective; the electrical pilot was 
          inoperative; the freezer was leaking; the ceilings and walls in the 
          bathroom and hall closets were peeling paint and plaster; the 
          electrical wire fixture in the bathroom was loose; the bathroom 
          tiles needed regrouting and did not match; the apartment door lock 
          was inoperative; the apartment door bell was inoperative; the 
          flushometer pressure was inadequate in the toilet; and the apartment 
          was roach infested.

          By an order dated June 13, 1988, the Administrator directed the 
          restoration of services and reduced the stabilized rent.


                                          1












          CG110022RO


          In the petition for administrative review, the owner contends that 
          the complained of conditions were repaired or are scheduled for 
          repair; the tenant refused to cooperate with the owner; and 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. 
          No hearing is necessary when the inspection findings are clear, 
          convincing and unrebutted. The owner's petition fails to rebut the 
          finding of defective conditions which warrant a rent reduction. The 
          unsubstantiated contentions concerning repairs and the tenant's 
          refusal to cooperate are raised for the first time on appeal and 
          beyond the scope of administrative review. Accordingly, the 
          determination was in all respects proper and is hereby sustained.

          The Commissioner notes that the rent restoration application 
          (DA110169OR) was denied on May 3, 1989; and the rent restoration 
          application (EL120070OR) was denied on April 30, 1991.

          The automatic stay of the retroactive rent abatement that resulted 
          by the filing of this petition is vacated upon issuance 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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