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.:
                                                  FE620230RO
                                             
          2860 Decatur Ave. Corp.,                RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                                  FA620235S 

                                                  PREMISES: Apt. 5
                                                  2860 Decatur Ave.
                              PETITIONER          Bronx, NY
          ----------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely petition for administrative 
          review against an order issued by the Rent Administrator reducing 
          the rent and directing restoration of services based on a finding 
          of failure to maintain services.

          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 petition.

          The tenant commenced this proceeding on January 4, 1991 by filing 
          a complaint aserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In an answer filed on February 12, 1991, the owner asserted in 
          substance that repairs were complated.

          Thereafter, a physical inspection of the subject apartment was 
          conducted on April 10, 1991 by a DHCR staff member who confirmed 
          the existence of defective conditions.

          By an order dated April 23, 1991, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that all items complained of by the tenant were corrected 
          and the rent reduction is not warranted.

          In answer, the tenant basically denied the allegations in the 
          petition by submitting photos of the defective conditions.














          FE620230RO


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

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the Administrator may impose a rent reduction when there has been 
          a decrease in services. The owner's petition does not establish any 
          basis to modify or revoke the Administrator's order based on the 
          April 10, 1991 inspection which determined that the owner was not 
          maintaining services, warranting a rent reduction. The Commissioner 
          notes that the owner's undertaking to repair is an independent duty 
          which must be performed in a complete and effective manner.

          The rent will be restored only when an owner's application to 
          restore rent is filed and granted. The owner is advised to file 
          such an application if the facts so warrant.

          THEREFORE, in accordance with the Rent and Eviction Regulations and 
          Operational Bulletin 84-1,  it is

          ORDERED, that this petition 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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