ADM. REVIEW DOCKET NO.: FJ 220110 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

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW 
          APPEAL OF                              DOCKET NO.:               
                                                 FJ 220110 RO
                                              :
                                                 RENT            
                                                 ADMINISTRATOR'S DOCKET      
                                                 NO.: DL-220389-S
            ALLSTATE REALTY/JOSEPH SPITZER,   
                                                 SUBJECT PREMISES:
                                                 3120 Brighton Fifth         
                                                 Street, Apt. No. 2H,
                              PETITIONER      :  Brooklyn, NY
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               The above-named owner filed a timely petition for 
          administrative review of an order issued on August 22, 1991, 
          concerning the housing accommodations relating to the above- 
          described docket number.

               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 on December 22, 1989 by 
          filing a complaint asserting that "there have been several leaks 
          from the bathroom ceiling for a month which make the bathroom 
          virtually unusable."

               In its answer filed on January 24, 1990, the owner stated 
          inter alia that all items complained of have been taken care of.

               A physical inspection of the subject apartment was conducted 
          on August 8, 1991 by a DHCR staff member who reported that the 
          bathroom ceiling was plastered but requires painting, and that 
          there is cracked plaster near the light fixture, exposing the 
          taping.

               Based on this inspection, the Administrator directed the 
          restoration of services and further ordered a reduction of the 
          maximum legal rent by $5.00 per month. 















          ADM. REVIEW DOCKET NO.: FJ 220110 RO

               In this petition, the owner submits a work order dated August 
          23, 1991, wherein the tenant acknowledged that the bathroom was 
          painted and that the electrical short in the bathroom was fixed.  
          This service request was received on August 23, 1991 and dispatched 
          on the same day. 

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

               The owner's petition admits that repairs were made subsequent 
          to the issuance of the Administrator's order.  Accordingly, the 
          order appealed from, which is based on a physical inspection 
          finding decreased services, was correct when issued and the 
          Administrator properly ordered a rent reduction.

               The owner is advised to file an application for rent 
          restoration based on the restoration of services if the facts so 
          warrant.

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

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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