ADM. REVIEW DOCKET NO.: BJ 110280 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.:               
                                                 BJ 110280 RO
                                              :
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.: BA 110399-S  
                SUN MANAGEMENT COMPANY       
                                                  

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

            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW


               The above named petitioner-owner filed a Petition for 
          Administrative Review against an order issued on August 25, 1987 by 
          the Rent Administrator at Gertz Plaza, Jamaica, New York, 
          concerning the housing accommodations known as 41-41 41st Street, 
          Queens, New York, Apartment 4D, wherein the Administrator 
          determined the individual tenant's complaint of decreased services 
          commenced on January 26, 1987.

               The challenged order reduced the tenant's rent based on the 
          results of an inspection conducted on July 27, 1987 that found 
          peeling paint on the bedroom ceiling.  The inspector also noted the 
          tenant's statement that damaged walls and ceilings had, otherwise, 
          been repaired.  Other conditions cited by the tenant were either 
          not substantiated or had been addressed in a timely manner.

               On appeal, the owner points out that the tenant had been 
          instructed to contact the painter to arrange for the apartment to 
          be painted but had declined to do so.  In support, the owner 
          submits the tenant's notice dated September 3, 1987, that the 
          tenant did not wish to have the ceiling painted at the time.

               The record below confirmed a reduction of services. The record 
          also confirmed that the owner had commenced repairs, but that they 
          had not been completed by the time of inspection or the order 
          because the tenant had delayed the completion of repairs, as 

















          ADM. REVIEW DOCKET NO.: BJ 110280 RO

          confirmed by the tenant's September 3, 1987 signed statement just 
          after the order was issued.  Since the tenant prevented the owner 
          from completing repairs in a timely manner, rent reductions were 
          not warranted.  

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

               ORDERED, that the owner's petition be granted and that the 
          Administrator's order be revoked.  Any arrears owed the owner by 
          the tenant as a result of the order may be paid over the course of 
          the next six (6) months. 

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner