CG420060RO

                                  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.: CG420060RO  
                            
                 ISOLINO FERNANDEZ,                                          
                                                     RENT ADMINISTRATOR'S
                                                     DOCKET NO.: BJ421047S   
                                     PETITIONER
          -------------------------------------x

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued concerning the housing accommo- 
          dation known as 23 Grove Street, Apt.#5-D, New York, N.Y.

          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.

          The tenant commenced this proceeding on October 19, 1987 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.  The tenant alleged that the new 
          sink the owner had installed in the kitchen is smaller than the one 
          it replaced and is so small that the tenant is forced to wash 
          dishes and pans in the bathtub.

          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.  With regard to the sink, the owner stated 
          that a new sink and counter top were installed on May 10, 1986.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector who confirmed the existence of the following 
          defective conditions:

                    1.   Minor water stained hallway ceiling

                    2.   Kitchen sink is grossly undersized and inadequate 
                         and can not contain dinner size plates.



          The Rent Administrator directed restoration of these services and 












          CG420060RO

          further ordered, a reduction of the maximum legal rent.

          In its petition for administrative review, the owner states, in 
          substance, that the ceiling was repaired on September 30, 1987 and 
          February 12, 1988 and that the replacement kitchen sink was the 
          same size as the old sink.

          The petition was served on the tenant on September 14, 1988.  In 
          response, the tenant stated that the ceiling was repaired but the 
          water stains reappeared and that the new replacement sink is a 
          $40.00 bar sink that is substantially smaller than the sink it 
          replaced.

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

          For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain essential services may result in an order of decrease 
          in maximum rent, in an amount determined by the discretion of the 
          Rent Administrator, to reflect the decreased rental value because 
          of the decrease in services.  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 confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

          The owner may file a rent restoration application if the facts so 
          warrant.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York, 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
    

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