BF 420247 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. BF 420247 RO
                                              :  DRO DOCKET NO. ZAI-420324-S
            WADSWORTH AVENUE REALTY CORP.                     

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 12, 1987, the above-named petitioner-landlord filed a 
          Petition for Administrative Review against an order issued on  May
          8, 1987, by the  Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known  as
          123 Wadsworth Avenue,  New  York,  New  York,  Apartment  No.  21,
          wherein the Rent  Administrator  determined  that  the  owner  had
          failed to maintain services and accordingly reduced  the  rent  of
          the subject apartment.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2202.16 of the Rent and Eviction Regulations 
          for New York City.

               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 by the filing  of  a
          Tenant's Application for a Decrease in Rent in  which  the  tenant
          stated inter alia that the subject apartment needs to be  painted,
          that there is no hot water pressure in  the  bathroom  shower  and
          that she needs two storm windows, one in the living room  and  one
          in the bedroom.

               In a October 23, 1986 response to the tenant's complaint, the 
          landlord stated inter alia that the apartment  has  been  painted,
          that the hot water pressure is up to par  and  that  the  landlord
          does supply storm windows.

               On January 28, 1987, a physical inspection was  conducted  at
          the subject apartment.  Such inspection indicated that  the  first
          and second bedrooms require painting throughout, that there is low 
          water pressure in the bathroom shower  head  and  that  the  first
          bedroom and the living room have missing storm windows.









          BF 420247 RO


               In  Order  Number  ZAI-420324-S,   the   Rent   Administrator
          determined that,  based  upon  the  physical  inspection,  service
          decreases had occurred in the subject apartment  and  reduced  the
          rent by $12.00 per month effective  the  first  rent  payment  day
          following the issuance of the Rent Administrator's order.

               In this petition, the landlord alleges in substance  that  in
          May 1987 it painted the two  bedrooms  and  fixed  the  low  water
          pressure, but that it does not supply storm windows and  does  not
          recall ever doing so.

               In answer to this petition, the tenant  stated  in  substance
          that all repairs have been completed except for one storm window.

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

               Section 2202.16 of the Rent and Eviction Regulations for  New
          York City provides in pertinent part that if  the  landlord  fails
          to maintain services, the Administrator may order  a  decrease  in
          the maximum rent in an  amount  which  the  Administrator  in  his
          discretion may determine.

               In the instant case,  the  evidence  of  record  including  a
          physical inspection discloses that service decreases had  occurred
          in the subject apartment.  Moreover in the proceeding  before  the
          Rent Administrator, the landlord,  contrary  to  its  position  on
          appeal, stated that it did supply storm windows.  Accordingly, the 
          Rent Administrator's order reducing the rent was warranted.

               With regard to the landlord's contention  that  repairs  have
          now been effectuated, this order is issued  without  prejudice  to
          the owner's filing of an application to restore the rent due to  a
          restoration of services.

               THEREFORE, in accordance with  the  provisions  of  the  Rent
          and Eviction Regulations for New York City, it is

               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




                                                    
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