STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          ------------------------------------x        SJR 7274 and 7300
          APPEAL OF                                    DOCKET NO.: ED420139RO

               28th Street Investors Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CK420403S


          On April 26, 1990, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          April 11, 1990, by the Rent Administrator, concerning the housing 
          accommodation known as 137 East 28th Street, Apt. 6A, New York, 
          N.Y., wherein the Administrator determined that the ceramic wall 
          tiles in the bathroom were cracked, reduced the rent in the amount 
          of $4.50 per month and directed the owner to restore the service.

          Subsequent thereto, the owner proceeded to Court, deeming its 
          petition denied.  The court remitted the matter to the agency with 
          a directive to render a determination on the PAR within 90 days of 
          February 16, 1994.
          The Commissioner has reviewed all of the evidence in the record and 
          has carefully considered that portion of the record relevant to the 
          issue raised by the administrative appeal.

          This proceeding was commenced by the filing by the tenant of a 
          complaint of a decrease in services alleging that his bathroom wall 
          tiles have not been repaired.

          An inspection conducted by a DHCR staff inspector on April 2, 1990 
          confirmed the portion of the complaint relating to the bathroom 
          wall tiles and an order reducing the rent by $4.50 was issued.

          In the PAR, the owner states that the tenant prevented repairs from 
          being made by denying access, that the managing agent and owner's 


          contractor have spoken with the tenant on several occasions but 
          could not arrange a time for the repair, and that the tenant should 
          be ordered to give specific dates for repair or be barred from 
          receiving relief from the Division.

          In response to the owner's PAR, the tenant states that the owner's 
          managing agent has visited the apartment in reference to other 
          repairs but would make no commitment to repair the wall tiles and 
          that the owner's contractor has visited the apartment with respect 
          to the wall tiles but also would make no appointment.  The tenant 
          disputes the statements of the owner's contractor and agent 
          regarding their attempts to gain access to the tenant's apartment 
          and asks that the owner's PAR be denied.

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

          A reduction in rent for the bathroom wall tiles was reinstated as 
          a result of the Commissioner's order and opinion in Admin. Rev. 
          Dkt. No. DF420231RT.  Accordingly, the Administrator's order 
          hereunder review is revoked on the basis that a rent reduction for 
          this condition is already in effect under Docket No. BD420618S.

          THEREFORE, in accordance with the City Rent Law and the Rent and 
          Eviction Regulations, it is

          ORDERED, that this petition be, and the same hereby is, granted, 
          and that the Rent Administrator's order be, and the same hereby is, 


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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