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.: ARL 09887-B
                                         :  
                                            DRO DOCKET NO.: BS 002775-S
      H & R EXECUTIVE TOWERS
                           PETITIONER    :  Lloyd Rivers - Tenant
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On September 26, 1985 the above-named  petitioner  filed  a  Petition  for
     Administrative Review against an order issued on August 26,  1985  by  the
     Rent Administrator, 261 East 161 Street, Bronx, New  York  concerning  the
     housing accommodation known as  1020  Grand  Concourse  ,  Apartment  11S,
     Bronx, New York wherein the Administrator directed the  owner  to  restore
     certain diminished services and reduced the rent to the  level  in  effect
     prior to the last guidelines increase.

     The tenant initiated this proceeding by filing a service complaint.

     The tenant requested a rent reduction based  upon the alleged decreases in 
     services.

     In answer to the complaint the owner stated that it was unable to  restore
     services because the tenant had refused access. 

     In reply, the tenant asserted that  maintenance  personnel  did  not  keep
     scheduled appointments.

     A  physical  inspection  of  the  subject  premises  which  confirmed  the
     existence  of defective conditions was conducted by a staff member of  the
     Division of Housing and Community Renewal.

     Based  thereon,  the  Administrator  determined  that  there  had  been  a
     diminution of services and ordered a rent reduction.

     In the petition, the owner contends  that  the  order  should  be  revoked
     because: (1) the owner had made all the necessary repairs; (2) the  tenant
     has consistently refused access; and (3) there is an error in  the  order.
     Included with the appeal is a work order signed by the  tenant  indicating
     the completion of various repairs.

     In answer to the petition, the tenant contends that some of  the  services
     have not yet been restored.

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







          DOCKET NUMBER: ARL 09887-B
     Pursuant to Code Section 2523.4 a tenant may apply for a reduction in rent 
     and the Division of Housing and Community Renewal shall  reduce  the  rent
     for the period for which it is found that the  owner  failed  to  maintain
     required services.

     In the instant case, a physical  inspection  confirmed  the  existence  of
     defective conditions.  Consequently, the  Administrator  was  mandated  to
     reduce the rent.

     The owner's  appeal  does  not  make  clear  whether  it  is  the  owner's
     contention that repairs had been made before the apartment  was  inspected
     or the order was issued or whether the contention  is  that  repairs  were
     made following the issuance of the Rent Administrator's order.  If  it  is
     the former, then the owner's allegation is belied by  the  report  of  the
     inspector.  If it is the latter, then the Administrator's  order  reducing
     the rent was nevertheless correct when issued and  this  order  is  issued
     without prejudice to the owner filing a restoration of rent application.

     The owner's allegation of denial of access is contradicted both by its own 
     assertion that repairs have been  completed  and  the  tenant's  assertion
     regarding appointments.  Moreover, the owner has  not  submitted  credible
     evidence in support of this allegation.

     With  respect  to  the  error  in  the  order  noted  by  the  owner,  the
     Commissioner notes that the error is  a  clerical  error  which  does  not
     affect the substance of the order.

     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




                                                   
    

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