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.:
                                                  EB620193RO
                                                                           
          318 Realty Co./ Warren Levie,           RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  DK620408S 

                                                  PREMISES: Apt.1C
                                                  65O East 231 St.
                                                  Bronx, NY
                              PETITIONER     
          ----------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review of an order issued on January 30, 1990 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          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 in this petition. 

          The tenant commenced the proceeding on November 21, 1989 by filing 
          a complaint asserting that the owner failed to maintain various 
          services in the subject apartment. In relevant part, the tenant 
          stated that water from some hot water pipe above her apartment 
          "poured through the bathroom ceiling and walls." 

          In answer, the owner denied the allegations in the complaint and 
          otherwise asserted that services are being provided and maintained; 
          that the leak was repaired;  and that the tenant often refused 
          access to the owner's workers. 

          Thereafter, a physical inspection of the subject apartment was 
          conducted on January 11, 1990 by a DHCR staff member who confirmed 
          that the bathroom ceiling was open and had signs of leakage; the 
          bedroom floor appeared to be damaged by flood and had large cracks, 
          needing repairs.

          By an order dated January 30, 1990, the Administrator directed the 
          restoration of services and ordered the reduction of the maximum 
          legal rent as follows: $3.00 for the defective bathroom ceiling and 
          $7.00 for the defective bedroom floor.












          EB620193RO


          In the petition for administrative review, the owner contends in 
          substance that it was not aware of the defective bathroom ceiling 
          in the proceeding below, and that the tenant refused to have the 
          bedroom floor repaired.

          In answer, the tenant denied the allegations in the petition. 

          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 Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a decrease in essential services, furnishings or equipment, among 
          other things.

          The petition offered no reason to revoke or modify the 
          Administrator's determination based on the January 11, 1990 
          inspection which confirmed the existence of defective conditions, 
          warranting a rent reduction. Accordingly, the order appealed from 
          was in all respects proper and is hereby sustained.

          The contention that the owner was not aware of the defective 
          bathroom ceiling is belied by the record. The tenant originally 
          complained that water from some hot water pipe above her apartment 
          poured through the bathroom ceiling. The owner did answer that the 
          leak was repaired.

          The Commissioner finds the issue of denied access as 
          unsubstantiated in the proceeding below and in this petition, and 
          thus without merit.

          The Commissioner notes that the owner's rent restoration 
          application (EF620219OR) was granted on December 3, 1990.

          THEREFORE, in accordance with the Rent and Eviction Regulations,  
          it is ,

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


          ISSUED:



                                                                                                                 
                                                  JOSEPH A. D'AGOSTA
                                                  Deputy Commissioner
    

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