DHCR Decisions          CG210116RO                                                                  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.:               CG210116RO                 KINGS REALTY COMPANY,                                                  RENT ADMINISTRATOR'S                                                  DOCKET NO.:                                   PETITIONER     BJ210198S          ----------------------------------x            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW          The above-named petitioner-owner filed a timely petition for          administrative review (PAR) of an order issued on June 22, 1988          concerning the housing accommodation known as 861 East 27th Street,          Apartment 3-I, Brooklyn, New York, relating to the above-described          docket number.          The commissioner has reviewed all of the evidence in the record and          has carefully considered that portion of the record relevant to the          issues raised by the petition.                      The tenant commenced the proceeding also by filing a complaint          dated October 17, 1987, asserting that the owner had failed to          maintain certain services in the subject apartment.          In an answer, the owner denied the allegations set forth in the          complaint or otherwise asserted that all required repairs had been          completed and personally inspected by the owner.          Thereafter an inspection of the subject apartment was conducted on          April 27, 1988 by a Division of Housing and Community Renewal          (DHCR) inspector, who confirmed the existence of the following          defective conditions:               1.   Bathroom was repaired in an unworkmanlike                    manner.  Loose plaster and wallpaper still                    exists.          CG210116RO                                               2.   Bedroom has one broken window pane.               3.   Living room has one broken window pane.          Based on this inspection, the Rent Administrator directed restora-          tion of these services and further ordered a reduction of the          stabilization rent.          In its petition for administrative review, the owner states, in          substance, that the bathroom was repaired, as well as the broken          windows long before the rent reduction order was issued.  The owner          enclosed a signed statement with the PAR stating that on March 12,          1988, the cracks caused by water damage to the ceilings in the          living room and bedroom were plastered and painted; and caulking          was done around the radiator pipe in the bathroom.          The Division of Housing and Community Renewal (DHCR) served a copy          of the petition on the tenant on August 23, 1988.          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 the rent reduction, upon application by the          tenant, where it is found that the owner has failed to maintain          required services.  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.          The tenant's signed statement does not mention any of the condi-          tions cited in the rent reduction order.  Moreover, no evidence of          repairs was submitted to the Administrator before the order was          issued.          The Administrator's order was properly based on an April 27, 1988          on-site inspection which confirmed that the bathroom was repaired          in an unworkmanlike manner and the bedroom and living room have          broken windows.  Accordingly, the determination was in all respects          proper and is hereby sustained.            The owner may file a rent restoration application if the facts so          warrant.  The rent will not be restored until a rent restoration          application is filed and granted.          CG210116RO                                          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          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