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. BF 410230 RO
                                              :  DRO DOCKET NO. ZAH 410556-S
               ARMORA ASSOCIATES                     

                                PETITIONER    : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 4, 1987, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          April 30, 1987,  by  the  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the  housing  accommodations
          known as 210 West 78th Street, New York, New York,  Apartment  No.
          9D, wherein the Rent Administrator determined that the  owner  had
          failed to maintain services and accordingly reduced  the  rent  of
          the subject accommodation. 

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code.

               The issue herein is whether the  Rent  Administrator's  order
          was warranted.

               The Commissioner has reviewed all  of  the  evidence  in  the
          record and has carefully considered that  portion  of  the  record
          relevant to the issue raised by the administrative appeal.  

               This proceeding was originally commenced in August  1986,  by
          the filing of an Individual Tenant Statement of Complaint in which 
          the tenant stated in substance that the bedroom walls are cracked, 
          the ceiling is discolored and waterstained, the closet ceiling  is
          cracked and peeling paint, the master bedroom has  cracked  window
          panes and the bathroom walls and ceiling are cracked  and  peeling
          paint.  In his complaint, the tenant checked the box asking for  a
          rent reduction.

               In a response to the tenant's complaint  dated  September  4,
          1986, the owner stated in substance that it  is  doing  everything
          possible to maintain services, that the Board of Directors of  the
          cooperative corporation has been soliciting bids to have  painting
          and roof work done and that the work will proceed shortly.

               An inspection  was  held  at  the  subject  accommodation  on
          November 21, 1986.  Such inspection  disclosed  that  the  bedroom
          walls and  ceilings  are  cracked  and  discolored  and  there  is
          evidence of a leak, the closet ceiling is cracked, discolored  and
          BF 410230 RO









          peeling paint, the master bedroom has two cracked window panes and 
          that the bathroom walls and ceiling have cracks and peeling paint.

          In Order Number ZAH 410556-S, the  REnt  ADministrator  determined
          that, based upon the physical inspection,  service  decreases  had
          occurred in the subject accommodation and reduced the rent to  the
          level in effect prior to  the  most  recent  guideline  adjustment
          effective October 1, 1986.

               In this petition, the owner alleges in  substance,  that  the
          Rent ADministrator should  have  notified  the  owner  as  to  the
          inspection date and as to the  inspection  results,  that  in  his
          original complaint, the tenant never requested a  rent  reduction,
          that repairs were made to the roof in October 1986, and additional 
          repair work was performed in January and February, 1987.

               In response to the owner's petition,  the  tenant  stated  in
          substance that all repair work has yet to be completed.

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

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

               In the instant case,  the  evidence  of  record  including  a
          physical inspection, disclosed  that  required  repairs  were  not
          made.  The inspection report is of more probative value  than  the
          owner's mere allegation in this case that  some  repair  work  was
          effectuated.  Contrary to the owner's contentions on appeal, there 
          is no requirement that  an  owner  be  notified  of  the  date  an
          inspection is scheduled  or  of  inspection  results.   The  owner
          herein was duly notified of the tenant's complaint  and  given  an
          adequate opportunity to make all required  repairs  prior  to  the
          inspection.  That is all that due process requires.  In  addition,
          contrary to the owner's contention, the tenant herein duly checked 
          off the box requesting a rent reduction in his original complaint. 
          Accordingly, the Rent Administrator's order was warranted. 

               This order is issued without prejudice to the  owner's  right
          to file an application for a rent restoration  when  all  required
          repair work has been completed.

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





          BF 410230 RO










               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
          ```````````````






























                                          






                             ADMINISTRATIVE REVIEW BUREAU
                                 COVERING MEMORANDUM










          ARB Docket No.: BF 410230 RO

          DRO Docket No/Order No.: ZAH 410556-S

          Tenant(s): Peter Barreto

          Owner: Armora Associates

          Code Section: 2523.4 of RSC

          Premises: 210 West 78th Street, New York, New York, Apt. 9D

          Order         and         Opinion         Denying         Petition
                           

               Petition  denied  on  basis  physical  inspection   disclosed
          required repairs were not made.








          APPROVED:



          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                           Tenant(s)                 
                           Owner                     
                           Tenant's Atty             
                           Owner's Atty              


                           Date:              :  by               
                                                    signature
                    


                                      
    

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