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.: EC220486RO      
                               
          Mei Lan Tang/                           RENT ADMINISTRATOR'S
          Chen Ping Pe                           DOCKET NO.: DH220025S            
                        
                                PETITIONER       PREMISES: 220 Troutman St.
                                                           Apt. 2L
                                                           Brooklyn, 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 on February 15, 1990 concerning the 
          housing accommodations relating to the above-described docket 
          number.  

          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 this administrative appeal.

          This proceeding was commenced on August 1, 1989 by the tenant filing 
          a complaint asserting that the owner failed to maintain certain  
          services in the subject apartment.

          In answer, the owner denied the allegations and otherwise asserted 
          in substance that repairs had been performed and would be completed.

          A physical inspection of the subject apartment was conducted on 
          December 27, 1989 by a DHCR staff member who confirmed the existence 
          of defective conditions.

          By an order dated February 15, 1990, the Administrator directed the 
          restoration of services and reduced the maximum legal rent.
                                           
          In the petition for administrative review, the owner contends that 
          necessary repairs were completed.

          In answer, the tenant stated that defective conditions continued to 
          exist.

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













          EC220486RO


          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been a 
          decrease in services. The owner's petition does not establish any 
          basis to modify or revoke the Administrator's determination based on 
          the December 27, 1989 inspection which confirmed the existence of 
          defective conditions, warranting a rent reduction.
                                           
          The owner may file a rent restoration application if the facts so 
          warrant.

          The automatic stay of the retroactive rent reduction that resulted 
          by the filing of this petition is vacated upon issuance of this 
          Order and Opinion.

          THEREFORE, in accordance with the Rent and Eviction Regulations and 
          Operational Bulletin 84-1, it is

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


          ISSUED:

                                                                        
                                              JOSEPH A. D'AGOSTA
                                              Deputy Commissioner
                                          2
    

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