CA420016RO
                                  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.:   
                                                  CA420016RO         
                   
             28TH STREET REALTY ASSOCIATES,       RENT ADMINISTRATOR'S      
                                                  DOCKET NO.:
                                                  BD420618S 
                                   PETITIONER                           
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On January 4, 1988, the above-named petitioner-owner timely refiled 
          a petition for administrative review of an order issued on November 
          9, 1987, by the Rent Administrator, concerning the housing accommo- 
          dation known as 137-139 East 28th Street, New York, New York, Apt. 
          6-A, wherein the Administrator determined that the Maximum Legal 
          Rent is reduced by 10% of the Maximum Legal Rent plus $6.00 per 
          month effective on the first rent payment day following the issue 
          date of the Rent Administrator's order.  The findings were based on 
          the results of an inspection, held on October 29, 1987, which 
          showed that the bathroom tiles are loose and in need of caulking; 
          that the kitchen tiles are broken and that the apartment requires 
          plastering and paint.

          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.

          The issue herein is whether the Rent Administrator properly deter- 
          mined the tenant's complaint of a reduction in services.

          On appeal, the petitioner-owner asserted that the tenant was either 
          refusing or delaying access to his apartment for the purpose of 
          making repairs.

          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.














          CA420016RO




          Section 2202.16 of the Rent and Eviction Regulation provides, in 
          pertinent part, that the Administrator may order a decrease of the 
          maximum rent otherwise allowable, where there has been a decrease 
          in the dwelling space, essential services, furniture, furnishings 
          or equipment.

          The owner had five months from the date of service of the tenant's 
          complaint on May 20, 1987 until the issuance of the Administrator's 
          order on November 9, 1987 to investigate the tenant's complaint and 
          to make the necessary repairs, but failed to do so.

          The record is devoid of any evidence that the tenant was either 
          refusing or delaying apartment access to the owner's employees. 

          On the contrary, the tenant submitted copies of several letters 
          sent to the owner requesting repairs and asserting that the owner's 
          employees either failed to appear for several repair appointments 
          or that after access was achieved, the repairs were completed in an 
          unworkmanlike manner or omitted entirely.

          Moreover, in a letter dated May 4, 1987, the tenant offered the 
          owner five different access dates.  Despite the offer, the 
          inspection on October 6, 1987 revealed that the owner failed to 
          remedy the conditions in the subject apartment.

          The Commissioner notes that the owner's attempts to schedule repair 
          appointments from the beginning of this proceeding were perfunctory 
          and ineffectual and that when apartment access was gained, the 
          repairs were either completed in an unworkmanlike manner or not at 
          all.

          Accordingly, the Commissioner finds that the Rent Administrator 
          properly determined that the owner had failed to maintain services 
          based on the evidence of record, including the results of a 
          physical inspection of the subject premises and correctly reduced 
          the rent of the subject rent controlled accommodation.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file the appropriate application with the Division for a 
          restoration of rent based upon a restoration of services, if the 
          facts so warrant.


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












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


          ISSUED:





                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner







    

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