ADM. REVIEW DOCKET NO.: CG 510010 RT
                                  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.:              
                                                 CG 510010 RT 
                                              :  
                                                 
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 BI 510087 S
                                             
                  CLARA RUSSO                     

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 29, 1988, the above-named petitioner-tenant filed a 
          petition for administrative review of an order issued on June 7, 
          1988, by the Rent Administrator, concerning the housing 
          accommodation known as 2308 First Ave., Apt. 4N, New York, N.Y., 
          wherein the Administrator determined that based on a physical 
          inspection conducted by DHCR, services complained of have been 
          restored.

               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.  

               In the petition for administrative review, the tenant states 
          in substance, that services are deficient.

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

               The evidence of the record supports the Administrator's 
          determination, that a rent reduction is not warranted based on the 
          report of the agency inspector which found that the condition 
          complained of was not deficient.    



















          ADM. REVIEW DOCKET NO.: CG 510010 RT

               The owner is reminded of the obligation stated in Section 
          2520.6(r) and 2523.4 of the Rent Stabilization Code to maintain 
          required services which includes replacing or repairing defective 
          appliances, despite any lease provisions to the contrary.  This 
          order is issued without prejudice to the tenant's rights as they 
          may pertain to a de novo application for a rent reduction based on 
          a diminution of services.  

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code and the Emergency Tenant Protection Act 
          of 1974, it is

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner