Docket No: FE 110160-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

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        IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
        APPEAL OF                              DOCKET NO.: FE 110160-RO 
                                            :  
             PASHKO GJOKAJ,                    DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET NO.: DD 110032-S  
                              PETITIONER    :  
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           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        The above-named owner filed a  timely  petition  for  administrative
        review of an order issued on April 19, 1990 concerning  the  housing
        accommodations relating to the above-described docket number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 9 NYCRR 2520.6(r) and 9 NYCRR 2523.4.

        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 the petition.

        On April 3, 1989, the tenant commenced this proceeding by  filing  a
        complaint asserting  that  the  owner  failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on May 12, 1989, the owner asserted  inter  alia
        that all required repairs had been or will be completed.

        Thereafter on April 2, 1990, an inspection of the subject  apartment
        was conducted by a D.H.C.R. inspector who confirmed the existence of 
        defective conditions.

        The Administrator directed on April  19,  1990  the  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In this petition, the owner contends in substance that repairs  have
        been performed.

        In reply, the tenant states that "no repairs have  ever  been  made"
        and that "the conditions have gotten worse."

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

        It is noted that the tenant in reply to the petition denied any 
        repairs made by owner.  While the owner's  petition  does  not  make
        clear whether it is the owner's contention  that  repairs  had  been
        made before the apartment was inspected or the order was issued,  or
        whether the contention is  that  repairs  were  made  following  the
        issuance of the Rent Administrator's order.  If it  is  the  former,
        then the owner's allegation is belied by the report  of  the  agency






          Docket No: FE 110160-RO
        inspector.  If it is the latter, then the Rent Administrator's order 
        reducing the rent was nevertheless correct  when  issued,  and  this
        order is issued without prejudice to the owner filing an application 
        for restoration of services.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

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

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner