EK 410300 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.: EK 410300 RO

               Bren El-Realty                  DISTRICT RENT ADMINISTRATOR
               c/o Pine Management,            DOCKET NO.: EH 420530-S
                                                           
                                               Premises: 108 West 81st St.,
                                                         Apt. 2R,      
                                   PETITIONER            New York, NY
          -----------------------------------X

            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.

          On August 22, 1990, the tenant commenced the proceeding below  by
          filing a  complaint  asserting  that  the  owner  had  failed  to
          maintain  certain  services  in  the   subject   premises.    The
          complained of conditions were as follows: leaks  in  the  kitchen
          sink and hot water faucet in the bathtub, no  paint  job  of  the
          subject premises for over five years.

          On August 29, 1990,  the  owner  was  served  with  the  tenant's
          complaint and was afforded an opportunity to review it and twenty 
          days to comment thereupon.

          On September 18, 1990, the owner interposed  its  answer  stating
          that as soon  as  the  tenant  provides  access  to  the  subject
          premises, repairs would be performed.  The owner  further  stated
          that it had made phone calls and sent a letter to the  tenant  in
          an attempt to gain access.

          On October 25, 1990,  an  inspection  was  conducted  by  a  DHCR
          inspector.  The  inspection  report  stated  the  following:  the
          kitchen sink waste pipe was broken and  leaked  under  the  sink,
          the faucets for the kitchen cold  water  and  bathtub  hot  water
          leaked, there was peeling paint and plaster in the  bathroom  and
          the entire apartment needed painting.  The inspection report also 
          stated that the tenant was present for the inspection.

          On November 15, 1990, the Administrator issued an order  reducing
          the maximum legal rent and directing restoration of services.

          In its petition for administrative review the owner requests that 
          the Administrator's order be  reversed.   The  owner  states,  in
          substance, that repairs have been performed.






          EK 410300 RO

          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 before the order was issued or whether 
          the contention is that repairs were made folowing the issuance of 
          the Rent 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, then  the  Rent  Administrator's
          order reducing the rent was correct when issued.

          The Commissioner notes that on May 21, 1991, under docket  number
          FA 420138 OR, the owner's application to  restore  the  rent  was
          granted.

          THEREFORE, in accordance with the Rent and  Eviction  Regulations
          for New York City, it is

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

          ISSUED:

           
                                                       ELLIOT SANDER
                                                       Deputy Commissioner
    

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