CG110092RO


                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CG110092RO

                    FANS ASSOCIATES,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL110084OR
                                   PETITIONER
          ------------------------------------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 6, 1988 concerning the housing 
          accommodation known as 149-43 35th Avenue, Apt. 4D, Flushing, N.Y.

          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 the petition.

          The owner commenced the proceeding below by filing a rent 
          restoration application asserting that all repairs had been done to 
          correct the conditions for which the rent was reduced in Docket No. 
          BB110377S.

          In an answer, the tenant asserted that all required repairs had not 
          been completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector on March 18, 1988 who confirmed the existence 
          of the following defective conditions:  Water seepage and peeling 
          paint and plaster from ceilings throughout the apartment.  The 
          kitchen floor's molding is loose and coming apart.  The apartment 
          door knob is loose and shaky.

          The Rent Administrator denied the owner's application. 

          In its petition for administrative review, the owner states, in 
          substance, that the apartment was painted in May of 1988, and the 
          kitchen floor molding and apartment door knob was repaired on 
          June 24 and 27, 1988.












          CG110092RO

          The DHCR served a copy of the petition the tenant on September 14, 
          1988.

          The tenant's answer to the notice states that the peeling paint and 
          plaster on the ceilings are in the process of being repaired.  
          However, the apartment door knob still remains loose.  The tenant 
          would like a licensed professional locksmith to examine and repair 
          it this time.

          Pursuant to Section 2523.4 of the Rent Stabilization Code, a rent 
          reduction is warranted based on a finding that the owner has failed 
          to maintain required services and remains in effect until it is 
          established that all services are restored.  The owner's petition 
          does not establish any basis for modifying or revoking the 
          Administrator's order which determined that the owner was not 
          maintaining required services based on a physical inspection 
          confirming the existence of defective conditions in the subject 
          apartment for which a rent reduction is warranted.  By the owner's 
          own statement in the petition, the repairs to the apartment were 
          not done until after the order denying rent restoration was issued.

          The Division's records indicate that a subsequent rent restoration 
          application was also denied (EL110252OR).  

          The owner may file another rent restoration application if the 
          facts so warrant.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, it is,

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Rent Administrator's order be, and the same hereby is, 
          affirmed.      
                    


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner 
                                           
    

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