CB620207RO
                                  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.:   
                                                  CB620207RO         
                   
                                                  RENT ADMINISTRATOR'S
            TOPOROVSKY & SONS REALTY CORP.,       DOCKET NO.:
                                                  BG620378S 

                                                  PREMISES:                 
                                                  3510 Bainbridge Ave.
                                   PETITIONER     Apt. 6-D, Bronx, NY   
          ----------------------------------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 27, 1988 concerning the 
          housing accommodations relating to the above-described docket 
          number wherein the Administrator ordered a rent reduction based on 
          a finding of a decrease in services.

          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.

          This proceeding was commenced on July 28, 1987 by a rent-controlled 
          tenant who requested a rent reduction because the owner failed to 
          replace her storm windows and screens.

          On August 18, 1987, the Division sent the owner a copy of the 
          tenant's complaint.

          In an answer filed on August 28, 1987, the owner stated that the 
          tenant's apartment had already been scheduled for installation of 
          window screens.

          A physical inspection of the apartment was conducted on December 1, 
          1987 by a Division staff member who reported that new windows were 
          installed but screens were missing in the bedroom (2 screens), 
          living room (2), kitchen (1) and bathroom (1).













          Based on said inspection, the Administrator directed on January 27, 
          1988 the restoration of services and reduced the maximum legal rent 
          by $6.00 per month, effective on the first rent payment day fol- 
          lowing the issuance of the order.

          In the petition for administrative review, the owner contended in 
          substance that repairs had been performed, and submitted a copy of 
          a work order dated January 27, 1988 wherein the tenant had 
          acknowledged with her signature that repairs were made to her 
          satisfaction.

          On March 30, 1988, the Division mailed the tenant a copy of the 
          owner's petition.

          In an answer filed on April 7, 1988, the tenant admitted that the 
          screens were finally installed.

          The order appealed from was based upon a staff inspector's report 
          which found on December 1, 1987 defective conditions within the 
          apartment.  The determination was in all respects proper and is 
          hereby sustained.

          However, the owner's petition has shown that repairs had been 
          completed on January 27, 1988.  The tenant acknowledges these 
          repairs by her signature on the work order and by so admitting in 
          her answer to the owner's petition.  Accordingly, the maximum legal 
          rent is restored effective February 1, 1988, the first rent payment 
          day following completion of repairs.  

          The owner's application CB620236OR filed on February 16, 1988 is 
          hereby terminated in accordance with this Order and Opinion.


          THEREFORE, in accordance with the Rent and Eviction Regulations,  
          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.  However, the maximum legal rent is restored effective 
          February 1, 1988 in accordance with this Order and Opinion.


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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