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

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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: DC420153RO  
                                                  (Refile of DB420146RO)    
                                   
          Abner Ackerman,                         RENT ADMINISTRATOR'S
                                                  DOCKET NO.: CA420445S

                                PETITIONER        PREMISES:  Apt. 44
                                                             201 East 30 St.
                                                             New York, NY    
          ----------------------------------x
           
          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner refiled and perfected a timely petition for 
          administrative review (PAR)against an order of the Rent 
          Administrator concerning the housing accomodations related 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 January 7, 1988 by filing 
          a complaint asserting that the owner had failed to maintain various 
          services in the subject apartment.

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that essential services are being provided and 
          maintained.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on November 29, 1988 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated January 12, 1989, the Rent Administrator directed 
          the restoration of services and ordered the reduction of the 
          maximum legal rent as follows:

               (1) Missing bathroom shower head.   $3.00
               (2) Peeling paint and plaster
                          in the living room ceiling.     $3.00
               (3) Mice and roach infestation
                          throughout the apartment.       $4.00

          In the petition for administrative review, the owner contends that 












          DC420153RO

          the missing bathroom shower head was taken by the tenant, that the 
          peeling paint and plaster was caused by the overflow from the above 
          apartment, and that the owner provides regular exterminating 
          services.

          In answer, the tenant asserted in substance that defective 
          conditions still remain.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Rent Administrator may impose a rent reduction when there has 
          been a decrease in essential services. The owner's petition does 
          not establish any basis for modifying or revoking the 
          Administrator's determination based on a November 29, 1988 physical 
          inspection which confirmed the existence of defective conditions in 
          the subject apartment, warranting a rent reduction.

          The Commissioner notes that the owner's rent restoration 
          application (DB420103OR) was granted in part on July 17, 1989

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, pursuant to the Rent and Eviction Regulations, it is

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


          ISSUED:


                                                                      
                                   JOSEPH A. D'AGOSTA  
                                   Deputy Commissioner               
                                                          
                                                        
                                          
    

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