DD510063RO
                                  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.: DD510063RO
                                                                 
                  EDWARD SISTERS REALTY                                      
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: CL510058HW
                                    PETITIONER
          -------------------------------------x


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as 109 West 130th Street, Apt# 4F, New York, NY.

          The Commissioner had 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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.  The owner did not file an answer to the 
          tenants complaint.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector who confirmed that heat service was inadequate.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the maximum rent.

          In its petition for administrative review, the owner denies the 
          inspection findings and asks for a copy of the inspection report 
          and a hearing.

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

          Pursuant to Section 2202.16 of the Rent & Eviction Regulations, the 
          Administrator may order a rent reduction, upon application by a 
          tenant, where it is found that an owner had failed to maintain 
          required services.  The Owner's petition, which denied the 
          inspector's findings, does not establish any basis for modifying or 

          revoking the Administrator's order which determined, that the owner 












          DD510063RO

          based on a physical inspection, was not maintaining required 
          services, and confirmed 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.

          THEREFORE, in accordance with the City Rent Law & the Rent & 
          Eviction Regulations, 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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