CH210060RO
                                    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.:              
                                                  CH210060RO
                      
                 CAPE MANAGEMENT CORP.,           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  BK210522S
                                   PETITIONER                         
          ----------------------------------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 concerning the 
          housing accommodation known as 4200 Avenue K, Apartment 3-D, 
          Brooklyn, New York.

          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 tenant commenced the proceeding below by filing a complaint on 
          November 23, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          The owner did not answer the complaint, although afforded an 
          opportunity to do so.

          Thereafter an inspection of the subject apartment was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector on 
          June 17, 1988, who confirmed the existence of the following 
          defective conditions:

                    Intercom system is defective.  There is no 
                    sound from lobby to the subject's apartment.

          The Rent Administrator directed restoration 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 intercom system was repaired.

          The DHCR served a copy of the petition on the tenant on September 
          21, 1988.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          The Administrator's order was properly based on a June 17, 1988 on- 
          site inspection which confirmed that the intercom system was 
          defective.  Accordingly, the determination was in all respects 
          proper and is hereby sustained.

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

          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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