DOCKET NUMBER: AJ 210481-RO
                                 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.: AJ 210481-RO
                                         :  
                                            DRO DOCKET NO.: KS 002941-S
       WITTY REALTY 
       MANAGEMENT CO.      PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  October  24,  1986,  the  above-named  owner  filed  a  Petition   for
     Administrative Review of an order issued  on  September  26,  1986,  by  a
     District Rent Administrator concerning the housing accommodation known  as
     Apartment  1D,  1370  51st  Street,  Brooklyn,  New   York   wherein   the
     Administrator determined that a reduction of services had occurred ordered 
     a rent reduction and that services be restored.

     The Commissioner has reviewed all of the evidence in the  record  and  has
     carefully considered that portion of the record  relevant  to  the  issues
     raised by the petition for administrative review.

     On June 8, 1985 the subject tenant, filed a complaint of  a  reduction  in
     services further seeking a  rent  reduction  based  thereon.   The  tenant
     alleged, inter alia that: the living room floor was loose in the middle of 
     the room; the bedroom walls were cracked and peeling  paint  and  plaster;
     the wall next to the bedroom window was blistered and  discolored  due  to
     leaks.

     On September 5, 1985 the  owner  interposed  an  answer  to  the  tenant's
     complaint alleging that the apartment was by then in "perfect  condition",
     as it was plastered, painted and carpeted.

     The tenant responded on October 21, 1985 that the work  was  poorly  done,
     and the apartment was still a mess.  The tenant said the  only  thing  the
     owner did was to replace a falling wall, and cover a hole in  the  kitchen
     floor with carpeting.

     On  June  17,  1986  a  physical  inspection  of   the   subject   housing
     accommodations  was  conducted  by  the  DHCR.   The  inspector's   report
     confirmed existence of the complained of conditions.

     On September 26, 1986 the Rent Administrator issued  the  order  hereunder
     review finding that a diminution of services  had  occurred  and  reducing
     the tenant's rent to the level in effect prior to the last rent guidelines 
     increase commencing before the effective date of this order.

     In its petition, dated October 24,  1986,  the  owner  contends  that  the
     problem with the livingroom floor had never been brought to its  attention


     by the tenant, but that it would repair it to the  tenant's  satisfaction.
     The petition also contends that the bedroom wall has  been  satisfactorily






          DOCKET NUMBER: AJ 210481-RO
     repaired.

     The Commissioner is of the opinion that his petition should be denied.

     Section 2523.4 of the Rent Stabilization Code provides in  pertinent  part
     that a tenant may apply to the Division of Housing and  Community  Renewal
     (DHCR) for a reduction of the legal regulated rent to the level in  effect
     prior to the most recent guidelines adjustment, and DHCR shall  so  reduce
     the rent for the period for which it is found that  the  owner  failed  to
     maintain required services.

     In the instant case, a review of the record, which included the results of 
     a physical inspection conducted at the subject premises, reveals that  the
     owner failed to maintain services.  Accordingly,  the  Commissioner  finds
     that the District Rent Administrator's determination that the owner failed 
     to maintain services was warranted and  that  the  Administrator  properly
     reduced the tenant's rent.

     With regard to the owner's contention that the tenant had never  mentioned
     the problem with the living room floor, the record  establishes  that  the
     owner was served with the complaint, which  provided  due  notice  of  the
     problem.  Subsequently, more  than  nine  months  elapsed  before  a  DHCR
     inspection confirmed that the repairs were still not  made.   The  owner's
     claim that repairs have since been completed to the tenant's  satisfaction
     is not corroborated in the record.

     This Order and  Opinion  is  issued  to  the  owner's  right  to  file  an
     application with the Division for a  restoration  of  rent  based  upon  a
     restoration of services, 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
     District Rent Administrator's order be, and the same hereby is, affirmed.

     ISSUED:





                                                                   
                                            ELLIOT SANDER
                                          Deputy Commissioner