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.:  EJ-110019-RO
                                         :  
      ANN BENDICK REALTY C/O                DRO DOCKET NO.:  ZDG-110122-S
          ROBERT BENDICK
                           PETITIONER    : 
     ------------------------------------X                             
                                         
          ORDER AND DETERMINATION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  October  5,  1990,  the  above-named  owner  filed  a   petition   for
     administrative review against an order issued on September 5, 1990, by the 
     District Rent Administrator at  Gertz  Plaza,  92-31  Union  Hall  Street,
     Jamaica, NY, wherein the Administrator reduced the rent due to diminutions 
     of service.

     This administrative appeal is being determined pursuant to  the  provision
     of 9 NYCCR 2520.6(r) and 9 NYCRR 2523.4.

     The issue herein is whether there was a decrease in service, warranting  a
     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 petition.

     On July 6, 1989, the tenant (Francisco Fargas) commenced  this  proceeding
     by filing a complaint asserting that the  owner  had  failed  to  maintain
     certain services in the subject apartment.

     In its answer dated August 8, 1989, the owner denied the  allegations  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 apartment was conducted  on  June
     13, 1990 by a D.H.C.R. inspector who confirmed the existence of  defective
     conditions, namely:

          1) Bathroom ceiling and walk repaired in an unworkmanlike manner;

          2)  Adjacent  wall  in  the  dinette  has  hairline  cracks   and
          unpainted plaster; and

          3) Defective windows throughout the  apartment  in  the  kitchen,
          the living room and the bedroom.









          DOCKET NUMBER:  EJ-110019-RO

     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,   in
     substance, that all repairs were made and should have  been  completed  in
     October 1990 but the tenant refused access.

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

     The owner's petition does  not  make  clear  whether  it  is  the  owner's
     contention that repairs had been made before the apartment  was  inspected
     or the order was issued or whether the contention  is  that  repairs  were
     made following the issuance of the Administrator's order.  If  it  is  the
     former, then the owner's allegation is belied by the report of the  agency
     inspector.  If it is the latter, the Administrator's  order  reducing  the
     rent was nevertheless correct  when  issued,  and  this  order  is  issued
     without  prejudice  to  the  owner  filing  a  restoration   of   services
     application.

     The Commissioner finds the petitioner-owner's contention about the  tenant
     refusing access without proof and without merit.

     THEREFORE, in accordance with 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 Administrator  be,  and  same
     hereby, is affirmed.

     ISSUED





                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner




                                                   
    

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