BL 210012 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 210012 RO

               Tom Vita,                       DISTRICT RENT ADMINISTRATOR
               c/o Bensonhurst Realty,         DOCKET NO.: BB 220388-S
                                   
                                   PETITIONER          
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 17, 1987 the above-named petitioner-landlord filed  a
          Petition for Administrative Review against  an  order  issued  on
          December  8,  1987  by  the  Rent  Administrator,  (Gertz  Plaza)
          concerning housing accommodations known as  Apartment  B-3,  8714
          21st  Avenue,  Brooklyn,  New  York,  wherein  the  Administrator
          determined that the  landlord  had  failed  to  maintain  certain
          services and  as  a  result  reduced  the  rent  of  the  subject
          apartment.

          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 order was based upon a physical inspection  of  the  subject
          apartment which revealed that the ceiling  and  walls  throughout
          the apartment are damaged due to  water  leakage;  and  that  the
          stove  pilot  light  of  three  (3)  burners  are  "clogged"  and
          inoperative.

          In this petition, the landlord contends, in substance,  that  the
          tenant has denied his workers access to the  apartment  and  thus
          they could not paint the apartment;  and  that  the  stove  pilot
          light was turn off at the tenant's request.

          In response to the landlord's petition,  the  tenant  states,  in
          substance, that the required services have not been restored.

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

          A review of the record indicates that the Administrator  properly
          determined the tenant's complaint of  service  reduction  on  the
          basis of a physical inspection which revealed that  the  landlord
          had failed to maintain certain services.  

          The  Commissioner  deems  it  inappropriate  to   entertain   the
          landlord's allegation of non-access since he did not  raise  same
          during the proceeding below.  The issue of whether the tenant had 
          requested that the stove pilot light be turn-off is without merit 
          since  it  was  found  that  said  item   was   defective.    The
          Commissioner therefore  finds  that  the  Administrator  properly






          BL 210012 RO
          reduced the rent of the subject controlled apartment.

          The Commissioner notes that  the  landlord  has  since  filed  an
          application for rent restoration with the Division; and that  the
          rent of the subject controlled apartment was restored.

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

          ORDERED, that this petition be, and the same hereby  is,  denied;
          and that the Administrator;s order be, and  the  same  hereby  is
          affirmed.

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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