ARL 02607 Q
                                  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. ARL 02607-Q

                   HEWLETT ASSOCIATES,
                                                  DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NO. TC 083955-P

                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On April 12, 1985 the above-named owner filed a  timely  petition
          for administrative review of an order dated on February 20,  1985
          and issued on March 13, 1985 by  a  District  Rent  Administrator
          concerning the housing accommodations known as Apartment 5 ,  67-
          67 Burns Street, Forest Hills, New York, wherein rent was reduced 
          due to a diminution of services. 

          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 review.

          On March 26, 1984, the tenant filed an  application  for  a  rent
          reduction based on the owner's failure  to  provide  or  maintain
          services, to wit:  faulty windows and frames.

          On November 19, 1984, the owner's answer was received.  The owner 
          alleged that the windows were in good condition, but might need a 
          small adjustment which would be corrected immediately.  The owner 
          requested a physical inspection.

          On January 4, 1985 a physical inspection of the subject apartment 
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the living room 
          windows were difficult to open, the bathroom top window sash  was
          painted shut, the kitchen lower window sash was  loose,  and  the
          window frames in the kitchen and bedroom required painting.

          On February 20, 1985 the Rent Administrator issued the order here 
          under 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 guideline  increases  which  commenced  before  the
          effective date of the rent reduction.

          Contemporaneous with its petition for review, on April  12,  1985
          the owner filed an application  to  restore  rent  based  upon  a
          restoration of  services  under  Docket  No.  Q  83955-OR.   That






          ARL 02607 Q
          application ( (Q83955-OR) was granted on May 22, 1986.  The tenant 
          filed   no   petition   for   administrative   review   of    the
          Administrator's order granting the rent restoration.
          u
          In its petition for  administrative  review  the  owner  requests
          revocation of the Rent Administrator's order reducing  the  rent.
          The owner repeats the allegations  made  below  and  alleges  the
          window conditions were always adequate.  The  owner  repeats  his
          request for an inspection.

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

          The Commissioner finds that the Administrator properly based  his
          determination on the entire record, including the results of  the
          on-site physical inspection conducted on  January  4,  1985,  and
          that the administrator was  mandated  to  reduce  the  rent  upon
          determining that the owner had failed to maintain services.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, 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:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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