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.: CF620196RO
                                                    
                
                Simol Realty Company,         :     RENT ADMINISTRATOR'S
                                                    DOCKET NO.: BI620359S

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


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 1520 Thieriot Avenue, Apt. B5, Bronx, New 
          York.

          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 petition.

          The tenant commenced the proceeding below by filing a complaint on 
          September 18, 1987, asserting that the owner had failed to maintain 
          certain services in the subject apartment.

          In an answer, the owner asserted that all required repairs had been 
          completed as of October 1987.      

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector on April 22, 1988, who confirmed the existence 
          of the following defective conditions:

                    1. Apartment hallway ceiling is water-stained  
                       and peeling paint and plaster.
                    2. Bathroom floor tiles are missing from an    
                       area under the sink.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the Maximum Legal Rent by $6.00 per 
          month.

          In its petition for administrative review, the owner states, in 
          substance, that all repairs were made as of October 1987.




          The DHCR served a copy of the petition on the tenant on August 22, 
          1988, who answered that the area in the hall around the bathroom 






          Doc. #CF620196RO

          was plastered but needs painting and that numerous defects still 
          exist.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse.  
          The owner's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining essential services based on a physical 
          inspection confirming the existence of defective conditions in the 
          subject apartment for which a rent reduction is warranted.

          The Administrator's order was properly based on an April 22, 1988 
          on-site inspection which confirmed that the apartment hallway 
          ceiling is water-stained and had peeling paint and plaster, and the 
          bathroom floor tiles are missing from an area under the sink.  
          Accordingly, the determination was in all respects proper, and is 
          hereby sustained.  

          The owner may file a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration 
          application is filed and granted.

          THEREFORE, in accordance with 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 Rent Administrator's order be, and the same hereby is, 
          affirmed.


          ISSUED:                                                           


                                                                            
                                                 Joseph A. D'Agosta
                                                 Deputy Commissioner
    

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