ADM. REVIEW DOCKET NO. BL 110026 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.  BL  110026  RO
                                                      
                                              :              
                                                 DISTRICT RENT 
                                                 ADMINISTRATOR'S      DOCKET
                                                 NO.   BD   110495    -    S
             LIFTON COMPANY
                                 PETITIONER   :  
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On December  3,  1987  the  above-named  petitioner  filed  a
          Petition for Administrative Review  against  an  order  issued  on
          November 17, 1987 by the Rent Administrator of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the    housing
          accommodations  known  as  Apartment  4M,  144-70   41st   Avenue,
          Flushing, New York 11355. 

               The issue herein is whether there was a decrease in  services
          warranting reduction of the legal regulated rent.
               
               The Commissioner has reviewed all  of  the  evidence  in  the
          record and has carefully considered that  portion  of  the  record
          relevant to the issues raised by the administrative appeal.  

               On April 29, 1987 the tenant filed a complaint of decrease in 
          services, alleging that there is peeling plaster around  the  only
          window in her studio apartment, that during periods of rain, water 
          seeps  in  through  the  bricks  and  has  ruined   her   personal
          possessions.  

               In its answer, dated June 1, 1987, the owner responded to the 
          above complaint by stating that any water problems this tenant was 
          experiencing have been fixed.  The owner enclosed  copies  of  two
          bills for repairs dated November 4, 1985 and February 28, 1986.

               On September 23, 1987 a physical inspection  of  the  subject
          housing accommodation was conducted by the DHCR.  The  inspector's
          report confirmed existence of the complained of conditions. 

               On November 17, 1987, the Rent Administrator issued an  order
          based on the report of the physical inspection, reducing the legal 
          regulated rent by the percentage of  the  most  recent  guidelines
          adjustment for the tenant's lease which commenced before June 1, 


          1987, the effective date of the order, and directing the owner  to
          refund to the tenant  all  amounts  collected  in  excess  of  the






          ADM. REVIEW DOCKET NO. BL 110026 RO
          reduced rent since the above mentioned effective date. 

               In its petition, the owner contends that all necessary  brick
          work and painting was done and there is no longer a water problem, 
          as evidenced by the invoices submitted. 

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

               Despite  the  owner's  assertions,  the  physical  inspection
          report disclosed the complained of  conditions  existed  and,  the
          Commissioner finds that the  rent  reduction  is  warranted.   The
          invoices submitted relate to work done  before  the  date  of  the
          tenant's complaint.

               This order is issued without prejudice to the  owner's  right
          to file the appropriate application for restoration of  the  rent,
          if the facts so warrant.

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



                                          
























          ADM. REVIEW DOCKET NO. BL 110026 RO












    

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