DOCKET NO.: EH 610333 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: EH 610333 RO

               Elaine Hawkins                     DRO DOCKET NO.:
               Real Estate, Inc.                  EB 610571 S 


               On August 28, 1990 the above-named owner filed a Petition 
          for Administrative Review against an order issued on August 14, 
          1990 by the Rent Administrator of the Gertz Plaza, Jamaica, 
          District Rent Office, concerning the housing accommodations known 
          1275 Stratford Avenue Apt. AA, Bronx, NY.

               The Administrative Appeal is being determined pursuant to 
          the provisions of 9NYCRR 2523.4

               The issue herein is whether there was a decrease in services 
          warranting reduction of the legal regulated rent. 

               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 administrative appeal.

               On February 14, 1990 the tenant filed a complaint of 
          decrease in services, alleging among other conditions complained 
          of the following; broken toilet.
               The owner did not interpose an answer to the tenant's 

               On June 2, 1990 a physical inspection of the subject housing 
          accommodation was conducted by the DHCR.  The inspector's 

          report confirmed existence of the broken toilet and disclosed 

          DOCKET NO.: EH 610333 RO

          that there was no evidence of the other complained of conditions.

               On July 11, 1990, the Rent Administrator issued an order 
          based on the report of the physical inspection, reducing the 
          legal regulated rent by the percentage of the most recent 
          guidelines adjustment for the tenant's lease which commenced 
          before May 1, 1990, the effective date of the order, and 
          directing the owner to refund to the tenant all amounts collected 
          in excess of the reducing rent since the above-mentioned 
          effective date.

               In its petition, the owner contends that the toilet was 
          repaired, and includes a copy of a work order signed by the 
          tenant as evidence of same.

               The Commissioner is of the opinion that this petition should 
          be denied.     

               Despite the owner's assertions, the physical inspection 
          report disclosed the complained of conditions existed and, the 
          Commissioner finds that the rent reduction is warranted.  
          Moreover, an examination of the record reveals that the owner 
          alleges that the toilet was repaired on June 28, 1990, 26 days 
          after the inspection.   

               This order is issued without prejudice to the owner's right 
          to file the appropriate application for restoration of the rent, 
          if the facts so warrant.
               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

               ORDERED, that this petition for administrative review be, 
          and the same hereby is, denied, and that the order of the Rent 
          Administrator be, and the same hereby is, affirmed.


                                                  ELLIOT SANDER
                                                  Deputy Commissioner

          DOCKET NO.: EH 610333 RO


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