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.:   
                                                  GF520071RO  
                                  
             ONE SICKLES STREET COMPANY,          RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  EG520623S 
                                   PETITIONER                         
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely petition for administrative 
          review of an order issued concerning the housing accommodations 
          known as One Sickles Street, New York, New York, Apartment B-A. 

          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.

          The tenant commenced this proceeding by filing a complaint as- 
          serting that the owner had failed to maintain certain services in 
          the subject building.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter an inspection of the subject building was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed the existence of the following defective conditions:  
          ramp leading to the apartment in rear yard is broken and cracked 
          and is a trip hazard.

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














          GF520071RO



          In its petition for administrative review, the owner states, in 
          substance, that a new ramp was installed in 1991 and that in late 
          1991 or early 1992 a new area was cemented over at the base of the 
          ramp.

          The Division sent a copy of the petition to the tenant on June 19, 
          1992.

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

          The inspection was conducted by the DHCR on May 2, 1991 and it 
          clearly showed that the ramp repairs had not been completed.

          By petitioner's own admission in the PAR, repairs were not com- 
          pleted until late 1991 or early 1992.  It is apparent, therefore, 
          that the owner completed the repair work after the June 5, 1991 
          issuance date of the Rent Administrator's order.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations 
          for New York City, the Administrator may order a decrease in the 
          maximum rent based on a finding that there has been a decrease in 
          the dwelling space, essential services, furniture, furnishings or 
          equipment required to be provided.  The Commissioner finds that the 
          Administrator based this determination on the entire record 
          including the results of the on-site physical inspection described 
          above.  The order here under review was correctly issued and is, 
          therefore, affirmed.

          The owner may file a rent restoration application if the facts so 
          warrant.


          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations and the Emergency Protection Act of 1974, it 
          is,

          ORDERED, that this administrative appeal be, and the same hereby 
          is, denied, and that the Administrator's order be, and the same 
          hereby is, affirmed.


          ISSUED:



                                                                         
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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