BF 610182 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
                                
                                
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IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
APPEAL OF                               DOCKET NO.: BF 610182 RO

     FIELDSTON ASSOCIATES, INC.         DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
                                        NO.: AG 620844 S
                        PETITIONER
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  ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
             AND REVOKING RENT ADMINISTRATOR'S ORDER
                                
           On  June  5,  1987  the above named  petitioner-tenant
timely  refiled a Petition for Administrative Review  against  an
order of the Rent Administrator issued March 11, 1987.  The order
concerned housing accommodations known as Apt. 3K located at 3600
Fieldston  Road, Bronx, N.Y. wherein the Administrator ordered  a
rent  reduction  for  failure to maintain required  or  essential
services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      The  tenant commenced this proceeding on July 21,  1986  by
filing a Statement of Complaint alleging decreased services.  The
complaint was served on the owner and an opportunity was given to
respond  thereto.  The owner did file a response on September  4,
1986  wherein it stated that all repairs had been made.  A letter
from  the painting/repairman of the subject building was attached
to  the  response.  He stated that he had offered to make repairs
to  the  apartment but that the tenant did not  make  a  definite
appointment   and,   in   fact,  had  cancelled   several   prior
appointments.

     The inspector contacted the tenant on November 20, 1986.
The  tenant stated that all repairs had been made.  The inspector
concluded that no inspection was required.

          The  Administrator,  however,  ordered  a  $25.00  rent
          reduction

based  on  defects within the apartment.  This action was  error.
Based  on the inspector's report, the complaint should have  been
terminated and/or dismissed.  Therefore, the Commissioner  is  of
the  opinion that this petition should be granted and  the  order
here under review revoked.

      If the current owner has complied with the order here under
review  by  reducing the rent and arrears are due  and  owing  by
reason of the present determination, the tenant may pay off  said
arrears  in twenty four (24) equal monthly installments.   Should
the  tenant vacate the apartment or have previously vacated,  the
arrears are due and payable immediately.


     THEREFORE, pursuant to the Rent and Eviction Regulations for
New York City, it is

      ORDERED,  that  this petition be, and the same  hereby  is,
granted, and that the Rent Administrator's order be, and the same
hereby is, revoked.

ISSUED:




JOSEPH A. D'AGOSTA
                                   Acting Deputy Commissioner
                                   
    

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