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                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: DE 420139 RO

               West Bank Realty,               DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: CC 420572-S
                                               Premises: 82 West 105th St.,
                                   PETITIONER            #2E
          -----------------------------------X           New York, NY


          The above-named owner filed a timely petition for  administrative
          review of an order issued concerning the  housing  accommodations
          relating to the above described docket number.

          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.

          On March 10, 1988, the tenant commenced the proceeding  below  by
          filing a complaint of decrease in services.  The  tenant  in  his
          complaint stated that the apartment  had  last  been  painted  in
          1982, the floors needed scraping, all the windows were defective, 
          no light in the bathroom and that the wasn't any refrigerator for 
          five months.

          On April 28, 1988, the owner was served with  the  complaint  and
          afforded an opportunity to review it and comment thereupon.

          On May 22, 1988, the owner requested a thirty  day  extension  of
          time to answer.

          In its answer of June 14, 1988, the  owner  denied  the  tenant's
          allegation  regarding  the  refrigerator  asserting  that  a  new
          refrigerator had been purchased.  To support this  assertion  the
          owner attached a bill and a copy of a cancelled  check  for  said
          refrigerator.   With  respect  to   the   other   complained   of
          conditions, the owner asserted in pertinent part that the  tenant
          denied the owner access to the apartment and,  as  such,  repairs
          could not be effectuated.

          Thereafter, the tenant and owner were both directed to be present 
          for a physical inspection at the subject apartment on  April  11,
          1989 at 9:00 a.m. so as to provide access to the  owner  for  the
          purposes of attending to repairs and/or restoring services.  Both 
          parties were cautioned that failure to appear would result  in  a
          determination based solely on the evidence in the record.

          On April 11, 1989 a staff inspection was conducted by a  Division
          inspector.  The inspector's report stated that the owner was  not
          represented  at  the  time  of  inspection.   In  addition,   the

          DE 420139 RO
          inspector's report stated the following: the bathroom ceiling and 
          kitchen  walls  were  bulging,  cracked  and  peeling  paint  and
          plaster; the dining room ceiling and ceiling over the stove  were
          bulging and cracked; the hall walls were discolored  and  peeling
          paint; the ceilings and walls in both  bedrooms  were  discolored
          and peeling paint and plaster.   The  inspector's  report  stated
          that all of the above mentioned conditions were hazardous.   With
          regard to the other  complained  of  conditions  the  inspector's
          report stated that the floors were in acceptable condition, there 
          was no evidence of defective  windows,  the  bathroom  light  and
          refrigerator had been repaired.

          On May 3, 1989, the Administrator issued  an  order  directing  a
          restoration of services and a  reduction  of  the  maximum  legal

          In its petition for administrative review the owner requests that 
          the Administrator's order be reversed.  The owner states that the 
          tenant  did  not  ask  for  a  rent  reduction  in  his  original
          complaint.  In addition, the owner states that the tenant refuses 
          to allow the owner to paint and plaster his apartment.

          The Commissioner is of the opinion that the  petition  should  be

          The owner's statements in its  petition  are  without  merit  The
          Commissioner  notes  that  the  subject  apartment  is   a   rent
          controlled unit, and, as such, the  tenant  is  not  required  to
          apply for a rent reduction to receive one if a  determination  is
          made that services are not  being  provided.   In  addition,  the
          owner failed to appear for the physical  inspection  after  being
          notified and cautioned that a failure to appear would result in a 
          determination based solely on the evidence in the record.  It was 
          at this time that the owner should have commenced repairs in  the
          subject apartment.

          The Commissioner notes that on August 2, 1991, the owner filed an 
          application for a restoration of rent, under docket number 
          FH 420011 OR, and that this proceeding is still pending.

          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.

                                                       ELLIOT SANDER
                                                       Deputy Commissioner

          DE 420139 RO


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