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.: EL 210397-RO
                                         :  
                                            DRO DOCKET NO.: DH 220270-S
       AVON REALTY
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On December 31, 1990 the above named petitioner-owner refiled  a  petition
     for administrative review against an order issued on October 24,  1990  by
     an administrator concerning the housing accommodation known as 1439  Ocean
     Avenue,  Apartment  1A,  Brooklyn,  New  York  wherein  the  Administrator
     determined that the owner had failed  to  maintain  certain  services  and
     ordered that the maximum legal rent for the subject apartment  be  reduced
     by $29.00 a month.

     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.

     The tenant commenced this  proceeding  on  August  3,  1989  by  filing  a
     complaint of decrease in  services  in  which  it  was  alleged  that  the
     apartment had not been painted in five years, that various  parts  of  the
     apartment had been water damaged,  that  the  refrigerator  has  not  been
     serviced, and that the doorbell is not operational.

     In answer to the complaint dated September 15, 1989 the owner stated  that
     the tenant was advised to contact the painters directly, that  the  broken
     pipe that had caused water damage had been repaired, that the  tenant  has
     refused  a  refurbished  refrigerator,  and  that  the  doorbell  will  be
     repaired.

     A DHCR inspection, conducted August 21, 1990, revealed  that  the  kitchen
     walls and ceiling area, above the sink were cracked and peeling paint  and
     plaster; the livingroom ceiling was cracked, peeling paint and plaster and 
     rust stained, the refrigerator light was defective and  the  freezer  door
     handle broken off, but otherwise the  refrigerator  unit  was  functioning
     properly.  The inspector also reported that the apartment doorbell was not 
     working, the bathroom steampipe had been repaired, and the  bathroom  wall
     had been properly plastered and painted.

     On October 24, 1990  the  District  Rent  Administrator  issued  an  order
     finding a diminution of services and reducing the maximum  legal  rent  by
     $29.00 per month.








          DOCKET NUMBER: EL 210397-RO
     In the petition for administrative review, the  owner  contends  that  the
     tenant has  refused  to  permit  the  kitchen  to  be  painted,  that  the
     refrigerator was repaired on March 13, 1990 as evidenced  by  an  attached
     receipt, and that the doorbell will be repaired on October 29, 1990.

     In answer to the petition, the tenant asserts that the owner's petition is 
     replete with misstatements in that for two and one-half years,  the  owner
     has refused to repair damage from floods from  ruptured  pipes,  that  the
     refrigerator was not repaired properly as the inspection noted,  and  that
     the door bell has been out of services for more than five years.

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

     Section 2202.16 of the Rent and Eviction Regulations provides in pertinent 
     part that if the landlord fails to maintain  services,  the  Administrator
     may order  a  decrease  in  the  maximum  rent  in  an  amount  which  the
     Administrator in his discretion may determine.

     In the instant case, a review of the record, which includes the results of 
     a physical inspection conducted at the  subject  premises  on  August  21,
     1990, reveals that the landlord failed to maintain services.  Accordingly, 
     the  Commissioner   finds   that   the   District   Rent   Administrator's
     determination that the  landlord  had  failed  to  maintain  services  was
     warranted and that the Administrator properly reduced the tenant's rent.

     The owner has not submitted any evidence to establish that the tenant  has
     refused access  to  the  painters  and  the  owner's  statement  that  the
     refrigerator was repaired  on  March  13,  1990  is  contradicted  by  the
     subsequent physical inspection.  The owner also concedes that the doorbell 
     was not repaired before the issuance of the Administrator's order.   There
     is no basis to revoke or modify the rent reduction order.

     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  the
     District Rent Administrator's order be, and the same hereby is, affirmed.

     ISSUED:










                                                                   
                                            ELLIOT SANDER
                                          Deputy Commissioner