BG 120037 RO

                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                              DOCKET NO. BG 120037 RO
                                              :  DRO DOCKET NO. ZAH-120901-S
            ANTONIOS FEGGOUDAKIS                     

                                PETITIONER    : 


               On June 23, 1987, the above-named petitioner-landlord filed a 
          Petition for Administrative Review against an order issued on June 
          17, 1987, by the Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known  as
          170-49 Cedarcroft Road,  Jamaica,  New  York,  Apartment  No.  1A,
          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
          and that the bathroom floor is in need of repairs.

               In a September 5, 1986 response to  the  tenant's  complaint,
          the landlord  stated  inter  alia  that  the  apartment  has  been
          painted and repaired.

               On May 6, 1987, a physical inspection was  conducted  at  the
          subject apartment.  Such inspection indicated that the living room 
          ceiling is peeling paint, that the bathroom floor is missing tiles 
          around the riser, that the bathroom door is missing a saddle,  and
          that the bathroom ceiling has been repaired  in  an  unworkmanlike
          manner - the ceiling is uneven and starting to crack and blister.

          BG 120037 RO

               In  Order  Number  ZAH-120901-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  the
          apartment was  painted  on  September  4,  1986  so  that  a  rent
          reduction was not warranted.

               In answer to this petition, the tenant  stated  in  substance
          that all repairs have not been completed.

               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  the
          physical inspection conducted on  May  6,  1987,   discloses  that
          service decreases had occurred  in  the  subject  apartment.   The
          landlord's contention that repairs were made on September 4,  1986
          is belied by the Division inspection which was held subsequent  to
          the repair date given by  the  landlord.   Accordingly,  the  Rent
          Administrator's order reducing the rent was warranted.

               This order is issued without prejudice to the owner's  filing
          of an application to restore the rent  due  to  a  restoration  of
          services if the facts so warrant.

               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.


                                          ELLIOT SANDER
                                          Deputy Commissioner


          BG 120037 RO


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