ADM. REVIEW DOCKET NO.: CA110383RO
                                  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.:              
                                                 CA110383RO 
                                              :  
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:
                                                 BF110188S
                                                 
                                                 PREMISES:
                                                 34-25 150th Pl.
                                                 Apt. No. 6M 
                                                 Flushing, NY    
                BETTERLAND REALTY CORP.,                                     
                                      
                                             
                                                  

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


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named owner filed a timely petition for 
          administrative review of an order issued on January 15, 1988 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The issue in this appeal is whether the Administrator's order 
          was warranted.

               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.  

               The proceeding was commenced on June 3, 1987 by a rent- 
          stabilized tenant filing a complaint asserting that the owner had 
          failed to maintain numerous services in the subject apartment.

               On August 10, 1987, the Division sent the owner a copy of the 
          tenant's complaint.














          ADM. REVIEW DOCKET NO.: CA110383RO

               On August 18, 1987, the owner filed an answer denying the 
          allegations as set forth in the tenant's complaint and/or otherwise 
          asserting that repairs had been performed or are going to be 
          completed.

               Thereafter, an inspection of the subject apartment was 
          conducted on December 1, 1987 by a Division staff member who 
          reported that there are leaks and water-seepage damage in the 
          ceiling and wall areas over the windows of the living room; that 
          there is peeling paint and plaster in the living room; that the 
          catches on the kitchen cabinet doors are broken and not working; 
          and that the vents in the kitchen and bathroom are inoperable.  

               The Administrator directed the restoration of services and 
          ordered a reduction of the stabilized rent.

               In the petition for administrative review, the owner contends 
          in substance that the apartment is "scheduled for painting"; that 
          "the kitchen cabinets will be taken care of"; and that "the vents 
          in the kitchen and bathroom are in operating condition".

               On November 22, 1991, a copy of the owner's petition was 
          mailed to the tenant. 

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

               The order appealed from was based upon a staff inspector's 
          report which found decreased services within the apartment.  The 
          determination was in all respects proper and is hereby sustained.

               The owner's allegation of repairs after the issuance of the 
          Administrator's order is not only unsubstantiated, but also fails 
          to disturb the Administrator's order which was correct when issued.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code, 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:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner



                                                    






          ADM. REVIEW DOCKET NO.: CA110383RO








    

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