Docket Number: FB-110172-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 110172-RO   
                    
          MICHAEL  PISTILLI,               :   DRO  DOCKET  NO.:  EI  110131-HW
         
                           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 10, 1991, by the  Rent
     Administrator  of  the  Gertz  Plaza,  Jamaica,  District   Rent   Office,
     concerning the housing accommodations known as Apartment  no.  3-L,  58-35
     Granger St., Corona, New York.

     This administrative appeal is being determined pursuant to  the  provision
     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 of the evidence in the  record  and  has
     carefully considered that portion of the record  relevant  to  the  issues
     raised by the petition for review.

     On November 2, 1990 the tenant  commenced  this  proceeding  by  filing  a
     complaint asserting that the owner had failed to maintain certain services 
     in                 the                 subject                  apartment.
                                                                              
     Although duly notified to do  so  the  owner  failed  to  respond  to  the
     tenant's complaint.

     On December 11, 1990 the tenant submitted an affirmation  that  the  owner
     continued to fail to maintain the questioned services.

     On December 26, 1990, an inspection of the subject apartment was conducted 
     by a DHCR inspector who  confirmed  the  existence  of  the  complained-of
     conditions.

     The Rent Administrator directed restoration of these services and  further
     ordered a reduction of the stabilization rent.

     In this petition, the owner contends in substance, that repairs  had  been
     performed.

     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.






     Docket Number: FB-110172-RO

     This Order and Opinion is issued without prejudice to the owner filing  an
     application for restoration of services, if the facts so warrant.

     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