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          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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