DC410119RO
                                  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.: DC410119RO  
                                                  
                                                  RENT ADMINISTRATOR'S
              CHARLES H. GREENTHAL CORP.,         DOCKET NO.: CB410755S

                                                  PREMISES: Apt.12-C
                                                  412 East 55th St.
                                  PETITIONER      New York, NY     
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          The above-named petitioner filed a timely Petition for Adminis- 
          trative Review (PAR) against an order issued on February 24, 1989, 
          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 the petition.

          The tenant commenced this proceeding on February 12, 1988 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          On June 3, 1988, the Division of Housing and Community Renewal 
          (DHCR) mailed a copy of the complaint to the owner. 

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 25, 1989, by a DHCR staff member who confirmed 
          that there were no numerical identifiers on the apartment front 
          door; the apartment had peeling paint and plaster throughout; the 
          bathroom sink stopper was defective; there was crumbling plaster on 
          walls located behind the radiators throughout; the kitchen cabinet 
          doors failed to close properly; the kitchen fluorescent light bulb 
          required replacement; and there was inadequate shower water 
          pressure.

          By an order dated February 24, 1989, the Administrator directed the 
          restoration of services and ordered a reduction of the stabilized 
          rent.












          DC410119RO



          In the petition for administrative review, the owner contends in 
          substance that it never received the tenant's complaint; that the 
          lack of numerical identifiers on the apartment door, the defective 
          kitchen cabinet doors and the defective kitchen fluorescent light 
          bulb are not "required services"; that the tenant refused access in 
          the proceeding below; and that repairs were undertaken once the 
          tenant permitted access.

          In answer, the tenant denied the allegations in the petition and 
          otherwise asserted that the owner was aware of these conditions  
          even prior to the DHCR complaint due to litigation in landlord/- 
          tenant court; that he never refused access but that the owner does 
          not return his calls to schedule the commencement and completion of 
          repairs; that on the eve of their trial in landlord/tenant court, 
          the repairmen knocked down the plaster on the walls and aggravated 
          the leak; that the owner failed to complete the repairs which were 
          abandoned in an unworkmanlike manner; and that the results of the 
          January 25, 1989 inspection should be upheld.

          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 
          authorized to order a rent reduction upon application by a tenant 
          where it is found that an owner has failed to maintain required 
          services.  The petition does not establish any basis to modify or 
          revoke the Administrator's determination based on the January 25, 
          1989, physical inspection which confirmed the existence of 
          defective conditions.  Accordingly, the order appealed from was in 
          all respects proper and is hereby sustained.

          Despite the owner's contentions, the Commissioner finds that the 
          lack of numerical identifiers on the apartment door, the defective 
          kitchen cabinet doors and the defective kitchen fluorescent light 
          bulb, including many other defective conditions confirmed by 
          inspection are decreases in services, warranting a rent reduction.

          The allegation that the owner did not receive the complaint is 
          unsubstantiated and without merit.  The record establishes that on 
          June 3, 1988, DHCR mailed a copy of the complaint to the owner.  
          There is nothing in the Administrator's file indicating that the 
          owner filed an answer.

          The Commissioner notes that the owner's rent restoration 
          application (FE410039OR) was denied on November 25, 1991.




          The automatic stay of the retroactive rent reduction that resulted 






          DC410119RO

          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.


          THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Operational Bulletin 84-1, it is

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


          ISSUED:




                                                                 
                                      JOSEPH A. D'AGOSTA  
                                      Deputy Commissioner               
                                                          
                                                        






    

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