EH 610237-RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
                                                       DOCKET NO.:   
                                                       EH 610237-RO
                                                       RENT  ADMINISTRATOR'S
               178TH STREET REALTY CORP.,              DOCKET NO.: 
                                                       DF 610828-S 
                                                       PREMISES:  Apt.   3-J
                                   PETITIONER          317  East  178th  St.
          ----------------------------------x          Bronx, New York
                                                       TENANT: BETTY STEWART
                                                            

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          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  relevant  to  the  issues
          raised by the petition. 

          The tenant commenced this proceeding on June 13, 1989  by  filing
          an application asserting that the owner had  failed  to  maintain
          certain services in the subject apartment.

          In its answer dated August 21, 1989, the owner denied the allega 
          tions set forth in the tenant's complaint or  otherwise  asserted
          that all required repairs had been or will be completed.

          Thereafter an inspection of the subject premises was conducted on 
          May 29, 1990 by a DHCR inspector who confirmed the  existence  of
          defective conditions.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner states  that
          the tenant made it difficult to gain access but that all  repairs
          have been performed.  The owner enclosed a  signed  statement  in
          which the tenant acknowledges repair of some of the items,  dated
          November 11, 1989.


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

          Although the owner's petition contends that the  tenant  made  it
          difficult for the owner to gain access, such allegation is  vague
          as to times and dates, and is not corroborated  anywhere  in  the






          EH 610237-RO


          record.  Furthermore, the tenant's  signed  statement  was  never
          submitted into the record below and is also insufficient in  that
          it does not mention most of the reduced  services  cited  in  the
          order.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file an application with the Division for a  restoration
          of rent based upon a restoration of services,  if  the  facts  so
          warrant.


          THEREFORE, in accordance with the provisions of the Rent Stabili 
          zation Law and Code, it is,

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


          ISSUED:

                                                                           
                                                   ELLIOT SANDER
                                                   Deputy Commissioner
    

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