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.: CF110148RO

               Somerstein Associates,
                                                    RENT ADMINISTRATOR'S
                                                    DOCKET NO.: BI110537S

                                   PETITIONER
          ----------------------------------X


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW




          On June 20, 1988, the above-named petitioner-owner filed a petition 
          for administrative review of an order issued on June 6, 1988, by 
          the Rent Administrator, concerning the housing accommodation known 
          as Apartment 4M, 77-34 Austin Street, Forest Hills, NY, wherein the 
          Administrator determined that there had been a reduction in 
          services and reduced the rent accordingly.

          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 proceeding began with the filing of a complaint on September 
          30, 1987 of decrease in services which alleged that the bathroom 
          sink was disconnected for one month while undergoing repairs from 
          August 18, 1986 to September 10, 1986.  By inspection conducted 
          April 22, 1988, the Administrator determined that the bathroom sink 
          requires replacement because of defective spigot, worn out handles, 
          and an exposed bare metal surface condition caused by excessively 
          worn out porcelain.






                                         -1-












          CF110148RO



          On PAR the owner contends that the necessary repairs were made in 
          due time.  Owner attaches what it alleges was the answer  dated May 
          6, 1988 to the tenant's complaint below in which it is asserted 
          that the repairs were made as soon as the necessary parts were 
          obtained.  This response was not a timely answer to the complaint 
          and was not received by the Administrator before the order was 
          issued.

          Accordingly, the Commissioner is of the opinion that this petition 
          should be denied.  The owner's contention that the sink was 
          repaired in a prompt manner does not refute the finding of the 
          Division's inspector that six months after the complaint was filed, 
          the bathroom sink was poorly functioning and in need of replace- 
          ment.



          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is,

          ORDERED, that this petition be, and the same hereby is, denied, and 
          the Administrator's order issued on June 6, 1988 be, and the same 
          hereby is, affirmed.


          ISSUED:



                                                                        
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner

















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          CF110148RO



               






    

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