DOCKET NO.: EJ 510148 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 510148 RO

                  Gertrude Bauer                  DRO DOCKET NO.:
                                                  EE 510071 S 
                                                  
                                                   
                              PETITIONER
          -------------------------------------X
                             

          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On October 16, 1990 above-named petitioner filed a Petition 
          for Administrative Review against an order issued on September 
          11, 1990 by the Rent Administrator of Gertz Plaza, Jamaica, 
          District Rent Office, concerning the housing accommodations known 
          541-51 W.204 Street, Apt. 3I, New York, N.Y.

               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 May 3, 1989 the tenant filed a complaint of decrease in 
          services, alleging various decreases in service.  

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

               On July 9, 1990 a physical inspection of the subject housing 
          accommodation was conducted by the DHCR.  The inspector's report 
          confirmed existence of some of the complained of conditions  and 
          the repair of others
















          DOCKET NO.: EJ 510148 RO



               On September 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 June 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 repairs have 
          been made.  The owner also contends that some of the defects were 
          due to tenant's having illegally installed a partition in her 
          living room.

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

               The owner did not answer the tenants's complaint below.  
          Having failed to do so, it cannot answer the tenant's complaint 
          for the first time on appeal.  Moreover, 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.  

               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's be, and the same hereby is, affirmed.

               ISSUED:




                                                                           
                                                  ELLIOT SANDER
                                                  Deputy Commissioner













          DOCKET NO.: EJ 510148 RO































    

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