DOCKET NO. EL-410361-R
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            :  DOCKET NO. EL-410361-R0
          RUDEL REALTY COMPANY,                :  D.R.O. DOCKET NO. DH 410669 S
          C/o PINE MANAGEMENT,                 :                  
                                   PETITIONER  :


          On December 20, 1990 the above-named petitioner-owner re-filed  a
          Petition for Administrative Review against  an  order  issued  on
          September 24, 1990 by an administrator,  concerning  the  housing
          accommodations known as  25  West  87th  Street,  Apartment  1-R,
          New York, New  York  wherein  the  rent  was  reduced  due  to  a
          diminution of services.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issue raise by the administrative appeal.

          On August 23, 1989 the tenant filed an  application  for  a  rent
          reduction based  on  the  owner's  alleged  failure  to  maintain
          services, asserting that the owner had not painted the apartment, 
          had failed to repair the lock on the door of the apartment house, 
          and that there were large gaps around the radiator and wall under 
          the living room window.

          On September 26, 1989, the owner  interposed  an  answer  to  the
          tenant's complaint wherein  he  alleged  that  repairs  would  be
          effectuated within two days of the date on which the  tenant  had
          finally agreed to permit access.

          The Division scheduled an inspection of  the  subject  premises  for
          August 3, 1990, requesting that the inspector check for  1)  peeling
          paint and plaster, 2) the apartment front door lock, and 3) holes 

          and gaps in the wall near the living room window and radiator.   The
          inspector reported that on August 1,  1990  the  tenant  called  the
          Division and stated that "the  three  items  on  this  request  were
          repaired and no inspection was necessary at this time."  The  tenant
          also added that the inspection request erroneously failed to include 
          the hole in the floor under the radiator  but  that  a  new  request
          would be filed for this item.

          On August 7, 1990 the tenant sent a letter to  the  inspection  unit

          DOCKET NO. EL-410361-R
          confirming the discussion with the inspector to the effect that  the
          inspection request did not include the floor which was mentioned  in
          the original complaint.

          On September 24, 1990, with no further investigation,  the  District
          Rent Administrator issued the order here under review finding that a 
          diminution of services had occurred and ordering a  rent  reduction.
          The order stated that based on an inspection,  the  rent  was  being
          reduced for a "cracked floor under living room radiator."

          In the  petition  for  administrative  review,  the  owner  requests
          reversal of the Administrator's order asserting that the tenant  has
          withdrawn the original  complaint.   A  copy  of  the  letter  dated
          November 13, 1990 signed by the tenant, was enclosed  in  which  the
          tenant states that all repairs  have  been  completed  and  that  he
          wished to have his complaint withdrawn and the rent reduction  order

          The  Commissioner  was  of  the  opinion  that  this  petition   for
          administrative review should be granted.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code:

                    A tenant may apply to the DHCR for a reduction of  the
                    legal regulated rent to the level in effect  prior  to
                    the most recent guidelines adjustment,  and  the  DHCR
                    shall so reduce the rent for the period for  which  it
                    is  found  that  the  owner  has  failed  to  maintain
                    required services.

          Required services  are  defined  in  Section  2520.6(r)  to  include
          repairs and maintenance.

          In the instant case, there  is  no  basis  for  the  Administrator's
          determination that the owner was not maintaining required  services.
          The record indicates that as a  result  of  the  tenant's  telephone
          call to the inspector on August 1, 1990, the inspection scheduled 

          for August 3, 1990 never took place.  Nor is  there  any  indication
          that a subsequent inspection was requested or occurred to address 
          the omission in the  first  request  regarding  the  floor.   It  is
          impossible to discern how the Administrator concluded that the floor 
          under the radiator was cracked when the only reference to the matter 
          is contained in a statement made by  the  tenants  in  communication
          with the Inspection Unit.

          Since the tenant has  confirmed  that  all  repairs  have  now  been
          completed and has expressed a desire to withdraw the complaint,  the
          Commissioner is of the opinion that the rent reduction order,  which
          was not based on a physical inspection anyway, should be revoked.

          Should there be arrears owing to the owner as a result of this order 
          and opinion the tenant shall be permitted to pay off such arrears in 
          twelve equal monthly installments  beginning  with  the  first  rent
          payment date after issuance of this order and opinion.

          DOCKET NO. EL-410361-R
          THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
          it is 

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


                                             ELLIOT SANDER
                                             Deputy Commissioner


                                                 ADMINISTRATIVE REVIEW BUREAU
                                                 COVERING MEMORANDUM

          ARB Docket No.:  EL-410361-RO

          DRO Docket No/Order No.:  DH 410669 S

          Tenant(s): C. LELAND OLDS


          Code Section:  

          Premises:  25 WEST 87TH STREET, APARTMENT 1-R, NEW YORK, NY


          Administrator's order reducing the  legal  regulated  rent  for  a
          diminution of services was not corroborated by a physical in  situ
          inspection, therefore  this  order  is  revoked  thereby  granting
          owner's petition for administrative review based on same.


          Processing Attorney:                                             

          Supervising Attorney:                                            

          Bureau Chief:                                                    

          Deputy Counsel:                                                  

          Deputy Commissioner:                                             

          Mailed copies of Order and Determination to:
                         Tenant's Atty.       
                         Owner's Atty.        

          Date:                    : by                                   

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