EK 420202 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 420202 RO


                        ALDO PIGA,
                                                  DISTRICT RENT ADMINISTRATOR
                                                  DOCKET NO.: DI 420049 S
                                             
                                 PETITIONER
          ----------------------------------X


              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On November 19, 1990, the above-named petitioner filed a Petition 
          for Administrative Review against an order issued on October  25,
          1990 by the Rent  Administrator  of  the  Gertz  Plaza,  Jamaica,
          District Rent Office concerning the housing accommodations  known
          as 142 West 4th Street, Apartment 22, New York, New York.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9 NYCRR 2202.4.

          The issue herein is whether there  was  a  decrease  in  services
          warranting reduction of the legal regulated rent.

          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 administrative appeal.

          On September 1, 1989 the tenant filed a complaint of decrease  in
          services, alleging various decreases in service.

          In its answer, dated October 25, 1989,  the  owner  responded  to
          the above complaint by stating that repairs were made.

          On June 18, and October 1, 1990, the Rent Administrator issued an 
          order based on the report of the physical inspection reducing the 
          maximum Legal Rent by $20.00 per month  effective  on  the  first
          rent payment date following the issue date of the order.

          In its petition, the owner  contends  that  the  tenant  did  not
          provide access to the owner.

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

          The owner did not make  allegations  of  lack  of  access  below.
          Having failed to make such allegations before the  Administrator,
          the owner cannot allege lack of access  for  the  first  time  on
          appeal.  Moreover, despite the owner's assertions,  the  physical






          EK 420202 RO
          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  and
          Eviction regulations, it is

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


          ISSUED:




                                                  ------------------------- 
                                                  ELLIOT SANDER
                                                  Deputy Commissioner





    

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