CL410018RO
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                                  92-31 UNION HALL
                                  JAMAICA, NY 11433





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          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.: CL410018RO

                    Gary L. Nave,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: BL420542S
                                   PETITIONER
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named petitioner-owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodation known as 64 West 108 Street, Apt. 5B, New York, 
          New York.

          The Commissioner has reviewed all the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issues raised by the petition.

          The tenant commenced the proceeding below by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject apartment was conducted by 
          a DHCR inspector on September 9, 1988, who confirmed the existence 
          of the following defective condition:

                                          Entrance door frame is peeling paint.

          The Rent Administrator directed restoration of these services and 
          further ordered, a reduction of the maximum rent by $2.00 per 
          month.



          In its petition for administrative review, the owner states, in 
          substance, that the entrance door frame has been painted as has the 












          CL410018RO

          entire apartment.
            
          The DHCR served a copy of the petition on the tenant on January 18, 
          1989.

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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulation, a 
          rent reduction is authorized where there has been a decrease in 
          essential services which are defined in Section 2200.3 to include 
          repairs, maintenance, janitorial services, and removal of refuse. 
          The owner's petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining essential services based on a physical 
          inspection, conducted on September 9, 1988, confirming that the 
          entrance door frame is peeling paint for which a rent reduction of 
          $2.00 per month is warranted.

          The owner may file a rent restoration application if the facts so 
          warrant.  The rent will not be restored until a rent restoration 
          application is filed and granted.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          New York City, it is

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

              


          ISSUED:






                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner