ADM. REVIEW DOCKET NO. EH 110015 RO
                                
                        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
                                
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IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
APPEAL OF                              DOCKET NO. EH 110015 RO
                                    :  DRO DOCKET NO. DG 110599 S
      MICHAEL PISTILLI

                      PETITIONER    :
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
                                
      On July 30, 1990 the above-named petitioner filed a Petition
for  Administrative Review against an order issued on July 3, 1990
by  the  Rent Administrator of the Gertz Plaza, Jamaica,  District
Rent  Office, concerning the housing accommodations known as 26-80
30th Street, Astoria, New York, Apartment 3K.

     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 of the  evidence  in  the
record  and  has carefully considered that portion of  the  record
relevant to the issues raised by the administrative appeal.

     On April 19, 1989 the tenant filed a complaint of decrease in
services, alleging the following:  leaks in kitchen, bathroom  and
living  room; vermin infestation; unworkmanlike paint job; garbage
accumulation in basement; insufficient heat and hot water.

      In its answer, dated August 23, 1989, the owner responded to
the  above  complaint  by  stating that tenant  in  its  complaint
conceded  the fact that apartment was painted, and that petitioner
can make an appointment for a new paint job at any time; that heat
and  hot  water  were  provided; owner additionally  alleged  that
tenant never asked for repairs.

      On May 29, 1990 a physical inspection of the subject housing
accommodation  was conducted by the DHCR.  The inspector's  report
confirmed  existence  of  roach  and  vermin  infestation  in  the
kitchen; cracks in the kitchen walls, adequate hot water.

      On  July  30, 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 September
1,  1989, 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 for administrative review, the owner states
that tenant denied access to permit owner to restore services.

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

      In  view of the owner's having failed to raise the issue  of
tenant's refusal to provide access before the Administrator  below
the  Commissioner will not entertain the owner's issue raised  for
the first time on appeal.  The Rent Administrator's order reducing
the  rent  was  therefore correct when issued, and this  order  is
issued  without  prejudice to the owner filing an application  for
restoration of services, if the facts so warrant.

      THEREFORE, in accordance with the Rent Stabilization Law and
Code and the Emergency Tenant Protection Act of 1974, it is

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

ISSUED:



                                ELLIOT SANDER
                                Deputy Commissioner
    

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