ADM. REVIEW DOCKET NO.: GB 520100 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 APPEAL
          APPEAL OF                              DOCKET NO.:               
                                                 GB 520100 RO 
                                              :
                                                 RENT ADMINISTRATOR'S       
                                                 DOCKET NO.: 
                                                 FE 520571 S                
                   SUSAN WEINSTEIN,
                                             
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On January 31, 1992, the above-named owner filed a  petition
          for administrative review of an order issued on January 23, 1992, 
          by a Rent  Administrator  concerning  the  housing  accommodation
          known as Apartment No. 43, 560 West 163rd Street, New  York,  New
          York, wherein rent was reduced due to a  diminution  of  service.
             
               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 May 20, 1991 the subject tenant, filed an application for 
          a rent reduction based on the owner's alleged failure to maintain 
          services alleging leaks and water  damage  in  the  bathroom  and
          living room.

               On July 10, 1991 the  owner  interposed  an  answer  to  the
          tenant's complaint wherein she alleged that  all  work  had  been
          completed and that the leak had been fixed.








               On January 3, 1991 a  physical  inspection  of  the  subject
          apartment  was  carried  out  by  the  Division  of  Housing  and
          Community Renewal (DHCR).  The inspector, in  his  report,  noted
          that the complained of conditions were as alleged by the  tenant,
          specifically peeling  paint  and  plaster  and  water  stains  on
          ceilings and walls in the bathroom and living room. 

               On January 23, 1992 the Rent Administrator issued the  order






          ADM. REVIEW DOCKET NO.: GB 520100 RO
          here under review finding  that  a  diminution  of  services  had
          occurred and reducing the tenant's monthly rental by ten dollars.

               In her petition for administrative review the owner requests 
          reversal of the Rent Administrator's order and alleges,

                    The repairs were completed.  The DHCR did not do
                    an inspection and based its decision on the "record"
                    review.  An inspection would have shown that repairs
                    were completed.

               Section  2202.16  of  the  Rent  and  Eviction   Regulations
          provides that if the owner fails to maintain services,  the  Rent
          Administrator may order a decrease in  the  maximum  rent  in  an
          amount  which  the  Rent  Administrator  in  his  discretion  may
          determine.

               The record in the  instant  case  reveals  that  the  tenant
          complained about problems  with  the  apartment  and  a  physical
          inspection of the premises confirmed that these  problems  indeed
          existed. 

               The Commissioner finds that the Rent Administrator  properly
          based his determination  on  the  entire  record;  including  the
          results of the on-site physical inspection conducted  on  January
          3,  1992  and  that  pursuant  to  the  Regulations,   the   Rent
          Administrator properly  reduced the  rent upon  determining  that
          the owner had failed to maintain services.  

               This Order and Opinion is issued without  prejudice  to  the
          owner's rights as they may  pertain  to  an  application  to  the
          Division for a restoration of rent based upon the restoration  of
          services.

               THEREFORE,  in  accordance  with  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.

          ISSUED:






                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner









          ADM. REVIEW DOCKET NO.: GB 520100 RO

                                                    

    

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