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   REVIEW
          APPEAL OF                             DOCKET NO.:EL210321RO 
                                                  
                                                RENT ADMINISTRATOR'S
             3060 Ocean Ave. Apartments Corp.   DOCKET NO.: DF210290S
                                                
                                                 
                                                         
                                 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 on December 12, 1990, 
          concerning the housing accommodations know as 3060 Ocean Avenue, 
          Brooklyn, New York, Apt.3H, wherein the Rent Administrator 
          determined that certain conditions found its subject apartment 
          constituted a services decrease.

               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 by filing a complaint 
          asserting that the owner had failed to maintain services in the 
          subject apartment, in that the owner had not supplied screens for 
          the new replacement windows, although screens had been provided for 
          the windows that were removed.

               In an answer, the owner asserted, in substance, that while the 
          owner did install new windows, the owner had no knowledge of the 
          screens removed, that screens were not removed by the owner, that 
          the owner had not provided screens in the past, and that they were 
          not the owner's responsibility.

               An inspection of the subject premises was conducted on August 
          1, 1990 by DHCR inspector who confirmed that there were no window 
          screens at the time of inspection.

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













          EL210321RO


                                                                             
                                                                             
               In its petition for administrative review, the owner 
          reiterates the assertions made below. A copy of the petition was 
          served on the tenant. In response to the owner's claim that he had 
          no prior knowledge of the screens, the tenant submitted a copy of 
          a September 1984 notice by the managing agent indicating the 
          presence of screens on the subject apartment. In a June 27,1991, 
          reply thereto,the owner concedes that screens are a service  
          provided by the owner, and notes that new screens have been 
          provided to the tenant. However, the owner still requests that the 
          rent reduction be revoked,on the grounds that the tenant had not 
          previously provided this proof. 

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

               Section  2520.6(r) of the Rent Stabilization Code defines 
          required services as those services furnished or required to be 
          furnished on the base date and all additional services provided or 
          required to be provided thereafter.  For purposes of individual 
          apartment services the applicable base date is May 29, 1974.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is required to order a rent reduction, upon application by a 
          tenant, where it is found that an 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, who is in the best position to maintain and to 
          present adequate records to establish the services provided on the 
          base date,  failed to do so. Upon presentation by the tenant of 
          such evidence on appeal, the owner concedes that screens are a 
          service the owner is required to provide, and that the service has 
          been restored as of June 21, 1991.

               DHCR records also reveal that on September 3, 1991, the 
          Administration issued an order that granted the owner's rent 
          restoration application per Docket no. FA210052OR.

               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.










          EL210321RO




               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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