FL 410188-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.: FL 410188 RO

     ABE HARUVI                         DISTRICT RENT
                                        ADMINISTRATOR'S DOCKET
NO.: EE 410789 S
                        PETITIONER
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  ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                
      On December 20, 1991 the above named petitioner-owner filed
a Petition for Administrative Review against an order of the Rent
Administrator  issued  November 15,  1991.  The  order  concerned
housing  accommodations known as Apt 4C  located  at  1109  First
Avenue,  New York, N.Y. The Administrator order a rent  reduction
for failure to maintain required services.

      The  Commissioner  has reviewed the  record  and  carefully
considered  that portion relevant to the issues  raised  by  this
appeal.

      The  tenant commenced this proceeding by filing a Statement
of  Complaint of Decrease in Services on May 31, 1990 wherein  he
alleged the following services deficiencies:

          1.  Downstairs door does not lock and lock cannot be
              opened from either side
          
          2.   Superintendent unavailable
          
          3.   Heat and hot water unavailable
          
          4.   Ceiling collapsing in bedroom
          
          5.   Water drips from bathroom ceiling
          
          6.   Apartment lacks proper fire door
          
          7.   Unclean public areas
          
          8.   Stairs sag.
          
      The  owner  was  served with a copy of  the  complaint  and
afforded an opportunity to respond. The owner filed a response on
June 22, 1990 and stated that:

          1.   The  downstairs  door,  ceiling,  water  drip  and
               stairs were repaired.
          
          2.   A superintendent is on call and available
          
          3.   Adequate  heat/hot  water  available  and   boiler
               repaired when broken
          
          4.   Apartment has fire escapes and does not need  fire
               doors
          
          5.   Building now kept cleaner

      The  Administrator  ordered a physical  inspection  of  the
subject apartment.  The inspection was conducted on September 30,
1991 and revealed the following:

          1.   Evidence of leak damage in master bedroom  ceiling
               by window
          
     The following services were found to have been maintained:
     
          1.   Bathroom ceiling had no defects
          
          2.   Door closes and opens properly
          
          3.   Hinges on entrance door work properly
          
          4.   Door lock works properly

The  Administrator ordered a rent reduction in  an  order  issued
November  15,  1991.  The reduction was made  effective  July  1,
1990.

      On  appeal  the owner states that all other work  was  done
including  repair  to the ceiling.  The owner  alleges  that  the
tenant  requested  the work be done "on a  smaller  scale".   The
owner expresses his willingness to change the entire ceiling.
      After  careful  review of the evidence in the  record,  the
Commissioner  is  of  the  opinion that the  petition  should  be
denied.

     The owner has not put forth any basis upon which to overturn
or modify the Administrator's order.  If any repairs were made to
the ceiling, the inspector clearly found them to be not done in a
workmanlike  manner.  No evidence such as a signed  statement  by
the  tenant  was  submitted to support the  contention  that  the
tenant  is  now  satisfied with the conditions in the  apartment.
The owner may file for rent restoration when the ceiling has been
completely  repaired or the owner can establish that  the  tenant
refuses any further repairs.

      THEREFORE, pursuant to 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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