ADM. REVIEW DOCKET NO.: EJ 410222 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

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: EJ 410222 RO  
                                              :  DRO DOCKET NO.:
                                                 EB 510626 S
            UPPER FIFTH AVENUE RESIDENTIAL       PREMISES: 1325 5th Ave. 
            ASSOCIATES L. P.   PETITIONER     :            Apt. 2C, 
          ------------------------------------X             New  York,  N.Y.
                       
            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  of  the  evidence  in  the
          record and has carefully considered that  portion  of  the  record
          relevant to the issues raised by the petition.  

               The tenants commenced this proceeding by filing  a  complaint
          asserting that the owner had failed to maintain  certain  services
          in the subject premises. 

               The owner  did  not  interpose  an  answer  to  the  tenants'
          complaint.

               Thereafter  an  inspection  of  the  subject   premises   was
          conducted by a D.H.C.R. inspector who confirmed the  existence  of
          defective conditions.

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

               In its petition for administrative review, the owner  states,
          in substance, that repairs have been performed.  Owner affixes  to
          its PAR a copy of a work order, signed  by  tenant,  attesting  to
          same.

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

               An examination of the record reveals that the Administrator's 
          Order was issued on July 31, 1990, while the previously  referred-
          to work order is dated  August  19,  1990.   This  would  tend  to
          indicate that the work was done  after  the  date  of  the  order.
          Thus, at the time of  the  issuance  of  the  order  the  physical
          inspection report disclosed the complained of  conditions  existed
          and, the Commissioner finds that the rent reduction is  warranted.
           

               This order is issued without prejudice to the  owner's  right
          to file the appropriate application for restoration of  the  rent,






          ADM. REVIEW DOCKET NO.: EJ 410222 RO
          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.

          ISSUED:





                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner
    

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