Docket Number: FB-510090-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 510090-RO
                                            :              
          B and B WEST 165 St. CORP.,
                                               DRO DOCKET NO.: ZDJ 510218-S
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                        AND AFFIRMING ADMINISTRATOR'S ORDER

        On February 11, 1991, the above-named owner  filed  a  petition  for
        administrative review against an order issued on January 7, 1991, by 
        the Rent Administrator of the Gertz Plaza,  Jamaica,  District  Rent
        Office, concerning the housing accommodations relating to the above 
        described docket number.

        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  dimunutions  of  service  exist  as  to
        warrant 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 administrative appeal.

        On October 11, 1989, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer, dated November 14, 1989 the owner asserted  that  all
        required repairs will be completed.

        Thereafter on  December  4,  1990,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        On January 7, 1991, 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 repairs have been performed.

        The owner's petition does not make clear whether it is  the  owner's
        contention that repairs had  been  made  before  the  apartment  was
        inspected or the order was issued, or whether the contention is that 


        repairs were made following the issuance of the Rent Administrator's 
        order.  If it is the former, then the owner's allegation  is  belied






          Docket Number: FB-510090-RO
        by the report of the agency inspector.  If it is  the  latter,  then
        the Rent Administrator's order reducing the  rent  was  nevertheless
        correct when issued, and this order is issued without  prejudice  to
        the owner filing an application for restoration of services.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

        ORDERED, that the owner's 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