Docket Number: FB-110146-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.: FB 110146-RO
                                         :  
         MICHAEL PISTILLI,                  DRO DOCKET NO.: EI 110363-S

                           PETITIONER    : 
     ------------------------------------X                           
       
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  February  14,  1991,  the  above-named  owner  filed  a  Petition  for
     Administrative Review of an order issued on January 9, 1991, by  the  Rent
     Administrator  of  the  Gertz  Plaza,  Jamaica,  District   Rent   Office,
     concerning the housing accommodations known as Apt. No. 3-K, 58-35 Granger 
     St., Corona, New York.  

     This administrative appeal is being determined pursuant to the  provisions
     of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

     The issue herein is whether there was a decrease in services, warranting a 
     reduction of the legal regulated rent.

     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 administrative appeal.

     On September 10, 1990, the tenant commenced this proceeding  by  filing  a
     complaint asserting that the owner had failed to maintain certain services 
     in the subject apartment.

     On December 5, 1990, the owner denied the allegations  set  forth  in  the
     tenant's complaint or otherwise asserted that  all  required  repairs  had
     been completed.

     On December 21, 1990, an inspection of the subject apartment was conducted 
     by a DHCR inspector who confirmed the existence of defective conditions. 

     On January 9, 1991, the Administrator issued the order here  under  review
     finding  a  decrease  in  services  and  ordering  a  reduction   of   the
     stabilization rent.

     In this petition, the owner contends in substance that  repairs  had  been
     performed and that the owner should have been  given  the  opportunity  to
     repair after the inspection.

     Despite the owner's assertions, the inspection prior to  the  issuance  of
     this order  under  appeal  disclosed  that  the  complained-of  conditions
     existed.
     Accordingly, the Administrator properly found a decrease in  services  and
     correctly ordered a rent reduction.

     Contrary to the owner's allegation that he  should  have  been  given  the






     Docket Number: FB-110146-RO
     opportunity to repair after the inspection, the  Commissioner  notes  that
     the owner's receipt of the tenant's complaint is sufficient notice to  the
     owner to do repairs.

     Moreover, the owner had five months  from  the  date  of  service  of  the
     tenant's complaint until the issuance  of  the  Administrator's  order  to
     investigate the tenant's complaint and to make the necessary repairs,  but
     the owner failed to do so.

     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 District Rent Administrator's  order  be,  and  the  same  hereby  is,
     affirmed.

     ISSUED:




                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner