STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.: GF520222RO
          ROBERT SENA                             ADMINISTRATOR'S DOCKET 
                                                  NO.: EE520398S

               On June 25, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued May 22, 1992. The order concerned housing 
          accommodations known as Apt 1 located at 930 St. Nicholas Ave., New 
          York, N.Y.  The Administrator ordered 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 

               The tenant commenced this proceeding on May 17, 1990 by filing 
          a Statement of Complaint of Decrease in Services wherein she 
          alleged that the owner had failed to maintain certain services in 
          the subject apartment.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on May 29, 
          1990 and denied the allegations set forth in the complaint or 
          otherwise asserted that all required repairs had been or will be 
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on May 6, 1992 and 
          revealed the following:

                    1.   Front door frame alignment off,

                    2.   Holes in walls,

                    3.   Defective bedroom door jam,


                    4.   Defective escutcheon plate in bathroom,

                    5.   Three broken window panes in french doors,

                    6.   Kitchen cabinet doors do not properly open and 

          The inspector also reported that the front door saddle was not 

               The Administrator issued the order here under review on May 
          22, 1992 and ordered a $50.50 per month rent reduction based on the 
          report of the inspector. 

               On appeal the owner states that the repairs were completed in 
          1990, that an inspection was conducted at that time and confirmed 
          the fact that services were being maintained and that, through 
          negligence and normal wear, some repairs have recurred.  The 
          petition was served on the tenant on November 24, 1992.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner finds that the owner's petition does not 
          establish any basis for modifying or revoking the Administrator's 
          order.  The inspection revealed that various repairs had either not 
          been done at all or were done so inadequately as to have 
          reappeared.  If, as the owner states, it made repairs in 1990 the 
          repair work if done properly should have lasted more than 2 years.

               Pursuant to the Rent and Eviction Regulations, 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 on 
          the on-site physical inspection described above.  The order here 
          under review is affirmed.

               The Commissioner notes that the owner has filed for rent 
          restoration and that this application is currently pending before 
          the DHCR (Docket No. GJ520042OR).

               THEREFORE, pursuant to the Rent and Eviction Regulations for 
          New York City  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.


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


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