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.: AI 110027-RO
                                         :  
                                            DRO DOCKET NO.: ZQ 0003904-S
      SAUNDERS ASSOCIATES
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On September 19, 1986, the above-named petitioner-owner filed  a  Petition
     for Administrative Review against an order issued on September 5, 1986  by
     the  Rent  Administrator  92-31  Union  Hall  Street,  Jamaica,  New  York
     concerning the housing accommodation  known  as  63-109  Saunders  Street,
     Apartment A-1, Rego Park, New  York  wherein  the  Administrator  found  a
     decrease in services and ordered a reduction in rent.

     The tenant (Andrew Wolf) commenced this proceeding on November 20, 1985 by 
     filing a complaint of a diminution of services.

     A copy of the complaint was sent to the owner.

     On March 24,  1986,  the  owner  responded  requesting  dismissal  of  the
     complaint.  The owner asserted that all necessary repairs  had  been  made
     and to substantiate the assertion submitted  work  orders  signed  by  the
     tenant indicating that repairs had been made in December 1985 and  January
     1986.

     On June 3,  1986  a  physical  inspection  of  the  subject  premises  was
     conducted by a Division  staff  member  who  confirmed  the  existence  of
     defective conditions.,

     Based upon  the  foregoing  inspection,  the  Administrator  directed  the
     restoration of these services and  further  ordered  a  reduction  of  the
     stabilization rent.

     On appeal, requesting revocation of the order, the owner contends that all 
     repairs were made prior to the issuance of the order.  The owner resubmits 
     with the petition copies of the signed worksheets  which  were  previously
     had been submitted with its answer the complaint.

     In objecting to the petition, the tenant contends that the order should be 
     sustained because it is based on  an  inspection  which  occurred  several
     months after the worksheets were signed.

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







          DOCKET NUMBER: AI 110027-RO
     Although the owner has some evidence  that  repairs  had  been  made,  the
     signed worksheets do not attest to the  quality  or  completeness  of  the
     repairs.

     Despite the owner's  assertions  that  all  repairs  had  been  made,  the
     Division inspection conducted on June 3, 1986 revealed the existence of  a
     decrease in services.  Accordingly, the Commissioner finds  that  pursuant
     to Code Section 2523.4 that Administrator was mandated  to  order  a  rent
     reduction.

     This order is without prejudice  to  the  owner's  right  to  file  for  a
     restoration of rent, if the facts so warrant.

     THEREFORE, in accordance with the Rent Stabilization Law and Code, it is

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

     ISSUED:













                                                                   
                                             ELLIOT SANDER
                                           Deputy Commissioner