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.: BH 220179-RO
                                         :  
                                            DRO DOCKET NO.: AJ 220240-S
      KWONG,YUI LANYIUZ,
                           PETITIONER    :  TENANT: ETHEL HIMMERSTEIN
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  August  6,  1987,  the  above-named  owner  filed   a   petition   for
     administrative review against an order issued on July 14, 1987 by the Rent 
     Administrator at Gertz Plaza, Jamaica, New  York  concerning  the  housing
     accommodations known as Apartment D4 at 1829 East 14th  Street,  Brooklyn,
     New York. 

     The Commissioner has reviewed all the  evidence  in  the  record  and  has
     carefully considered that portion of the record  relevant  to  the  issues
     raised by the petition.

     The tenant commenced this proceeding by filing a complaint asserting  that
     the  owner  had  failed  to  maintain  certain  services  in  the  subject
     apartment.

     In its answer, the owner denied the allegations set forth in the  tenant's
     complaint or otherwise asserted that all  required  repairs  had  been  or
     would be completed.  

     Thereafter an inspection of the  subject  apartment  was  conducted  by  a
     D.H.C.R inspector, who confirmed the existence of a  defective  condition;
     that is, a defective kitchen faucet.

     The Rent Administrator  directed  a  restoration  of  these  services  and
     further ordered a $2.00 reduction of the rent controlled rent.

     In its petition for administrative review, the owner states, in substance, 
     that repairs have been performed and submits an invoice  dated  August  4,
     1987 to substantiate that allegation.

     After careful consideration, the Commissioner is of the opinion  that  the
     petition should be denied.

     The owner contends that repairs were effectuated  but  the  substantiation
     submitted indicates that any such repairs would have been  effected  after
     the issuance of the Administrator's order.  The  Commissioner  notes  that
     repairs effected after the issuance of  a  rent  reduction  order  do  not
     constitute a reason to disturb the administrator's order.  Therefore,  the
     Commissioner finds that the Administrator's order should be affirmed.  








          DOCKET NUMBER: BH 220179-RO
     The Commissioner notes that no ruling is made herein as to the validity of 
     the invoice submitted as substantiation of the correction  of  the  defect
     upon which the order  below  was  based.   The  Commissioner  points  out,
     however, that the description of the item supposedly purchased under  this
     $43.62 invoice (# W003043  from  Eastern  Plumbing  Sales  Corp.)  is  not
     readily identifiable as a kitchen faucet; and the invoice does not contain 
     any notation as to an address or apartment where the described item  might
     have been installed or the name of the purchaser.

     The Commissioner notes that this  order  and  opinion  is  issued  without
     prejudice to the owner's applying for restoration of the rent reduction if 
     the facts so warrant.

     This order is issued without prejudice to the rights of any pary hereto in 
     pursuing whatever remedies are properly  available  to  them  through  the
     courts.

     THEREFORE, in accordance with the City Rent Law and the Rent and  Eviction
     Regulations, it is

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

     ISSUED:









                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner




                                                   
    

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