FK 110140-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



          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FL 210099-RO
                                                  RENT      ADMINISTRATOR'S
                  B. GANS MANAGEMENT,        DOCKET NO.: 
                                                  FD 210967-S
                                                  PREMISES: 
                                                  533 East 2nd Street   
                                   PETITIONER     Apt. 2-D, 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 concerning the housing accommodation  relating
          to the above described docket number.

          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. 

          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, the owner asserted that all required repairs would 
          be completed.

          Thereafter an inspection of the subject apartment  was  conducted
          by a D.H.C.R. 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 the tenant denied access.  In answer to the peti 
          tion the tenant specifically denies denying access.

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

          The Commisioner notes that the owner had  more  than  six  months
          from the date of service of  the  tenant's  complaint  until  the






          FK 110140-RO
          issuance of the  administrator's  order  to  make  the  necessary
          repairs but failed to do so, even though it was afforded numerous 
          dates of access to the apartment.   Although  the  owner  alleges
          that repairs were completed prior to the issuance of the order it 
          is noted that the owner never informed the Rent Administrator  of
          this fact and the allegation is otherwise unsubstantiated.

          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.

          The Commissioner finds that the Rent Administrator properly based 
          his determination on the entire record; including the results  of
          the on - site physical inspection conductfed on October 17,  1991
          and that pursuant to Section 2523.4(a)  of  the  Code,  the  Rent
          Administrator was mandated to reduce the  rent  upon  determining
          that the owner had failed to maintain 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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


          ISSUED:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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