FJ 420260-RO


                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433



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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FJ 420260-RO
               LEVITES  REALTY  MANAGEMENT,          RENT   ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                   PETITIONER     EJ 420862-S              
          ----------------------------------x                               

                          
                                                            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          On October 22, 1991, the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          September 19, 1991, by the Rent  Administrator  at  Gertz  Plaza,
          Jamaica, New York, concerning the housing accommodation known  as
          61 West 10th Street, New York, New York, Apt. 5-F, wherein the 
          administrator determined the tenant's complaint  of  a  reduction
          of services.

          Based on the result of an inspection that confirmed certa n  con-
          ditions in the complaint, the Administrator reduced  the  tenants
          rent by $93.00 per month, effective October 1, 1991.

          On appeal the owner asserts that all of the  diminished  services
          items listed in the subject order have been repaired or  replaced
          as of October 15, 1991.  In support, the owner submits copies  of
          a contract and paid invoices detailing the conditions addressed.

          The applicable law is Section 2202.16 of the Rent & Eviction Reg 
          ulations.

          The  owner's  statement  on  appeal  that  the  conditions   were
          corrected  sometime  after  the  Administrator's   order   issued
          constitutes confirmation by the owner of the  existence  of  con-
          ditions constituting service  reductions,  and  corroborates  the
          Administrator's findings.


          The Commissioner finds, however,  that  certain  rent  reductions
          were duplicative of rent reductions granted on December  5,  1990
          under Docket No. DI 420629-S, which  remain  in  full  force  and
          effect.

          The Administrator's order herein under review (Docket No. 
          EJ 420862-S) is modified to the  extent  revoking  the  following
          rent reductions as duplicative.                






          FJ 420260-RO

                    Ceiling bathroom     $    5.00
                    Door hinge closet     5.00
                    Window panes - living room     2.00
                    Window panes - bedroom          2.00
                    Stove knobs     2.00
                    Refrigerator door     8.00
                    Refrigerator gaskets     8.00


          The rent reductions granted the  tenant  for  these  items  under
          Docket No. DI 420629-S remain in  full  force  and  effect  until
          restored by the Administrator.  The owner remains responsible  to
          restore all services.

          The comprehensive rent reductions granted herein under Docket No. 
          EJ 420862-S for door frame alignment entry defects  ($15.00)  and
          door lock apartment entry  defects  ($15.00)  are  affirmed,  and
          supercede and incorporate the $5.00 rent reduction for  defective
          apartment door frame and missing latch granted in Docket No.
          DI 420629-S.    


          THEREFORE, in accordance with the provisions  of  the  City  Rent
          Control Law and the Rent and Eviction Regulations, it is,

          ORDERED, that this petition be, and the same hereby  is,  denied.
          The Administrator's order is modified to the extent  of  revoking
          the above noted rent reductions as  duplicative.   In  all  other
          respects the Administrator's order is affirmed.


          ISSUED:




                                                                 
                                         JOSEPH A. D'AGOSTA
                                         Acting Deputy Commissioner
    

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