FF 620185-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.:   
                                                  FF 620185-RO 
               RALPH LANGSAM ASSOC., INC.         RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONER      FB 620345-S
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          The  above-named  owner,  filed  a  petition  for  administrative
          review of an order issued on June 6, 1991 by a Rent Administrator 
          concerning the rent-controlled housing  accommodations  known  as
          Apartment E, at 1352 University Avenue, Bronx, New York,  wherein
          the Rent Administrator determined that the owner  had  not  main-
          tained services and accordingly reduced the rent.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition.

          The tenant commenced this proceeding by fili g  a  complaint  as-
          serting that the owner had failed to maintain certain services in 
          the subject apartment.                                   

          In its answer dated March 27, 1991 the owner deni d  the  allega-
          tions set forth in the tenant's complaint and asserted  that  all
          required repairs had been completed.  Enclosed  with  the  answer
          was an undated receipt  documenting  the  completion  of  certain
          repairs, signed by the tenant.

          Subsequently, on May 24,  1991,  an  inspection  of  the  subject
          apartment was conducted by a Division of  Housing  and  Community
          Renewal  inspector  who  confirmed  the  existence  of  defective
          conditions.

          The Rent Administrator directed restoration of these services and 
          further ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner  states,  in
          substance, that repairs have been  performed,  and  encloses  the
          same undated receipt it submitted below.
           
          After careful consideration, the Commissioner is of  the  opinion
          that this petition should be denied.

          The owner's contention that repairs  had  been  made  before  the
          apartment was inspected is belied by the  report  of  the  agency







          FF 620185-RO
          inspector which confirms that the defective  conditions  had  not
          been repaired.  The contention that the  globe  on  the  bathroom
          fixture was not part of the original complaint is without  merit.
          The complaint clearly refers to the bathroom light  fixture,  and
          the installation of the new fixtu e  without  an  essential  com-
          ponent is not a full restoration of service.

          This Order and Opinion is issued without prejudice to the owner's 
          right to file an application with the Division for a  restoration
          of rent based upon a restoration of services,  if  the  facts  so
          warrant.


          THEREFORE, in accordance with the Rent and  Eviction  Regulations
          of New York City,


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


          ISSUED:


                                                                           
                                                ELLIOT SANDER
                                                Deputy Commissioner


                                          
    

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