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.: GC410042RO      
                 
                                                
          The 400 East 58th Street Co,           RENT ADMINISTRATOR'S
                                                 DOCKET NO.: FJ410444S            
           
                                                  
                                                 SUBJECT PREMISES: Apt.7c
                                                        400 East 58th. St.
                                                        New York, NY       
                              PETITIONER     
          -----------------------------------X                           

          ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                          AND REVOKING ADMINISTRATOR'S ORDER


          The above-named owner filed a timely petition for administrative 
          review of an order issued on February 19, 1992 concerning the 
          housing accommodations relating to the above-described docket 
          number.  

          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 October 17, 1991 by filing 
          a complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment.

          In answer, the owner denied the allegations set forth in the 
          tenant's complaint or otherwise asserted that the building has a 
          full time superintendent, a handyman and 24-hour concierge; that the 
          tenant never informed the owner of these conditions; and that some 
          of the allegations are minor and should not be considered decreased 
          services. The owner submitted attachments which in relevant part 
          concerned copies of an October 28, 1991 and a November 4, 1991 
          letters requesting access from the tenant. In addition, the owner 
          submitted copies of certificates of mailing in reference to these 
          requests for access. The tenant appears not to have responded to 
          these letters.

          Thereafter, a physical inspection of the subject apartment 
          was conducted on January 29, 1992 by a DHCR staff member who  
          reported that the walls and ceiling in the bathroom have peeling 
          GC410042RO




          paint and plaster, and two (2) of the four (4) outlets in the 






          kitchen are not working.

          On February 19, 1992, the Administrator directed the restoration of 
          services and ordered a reduction of the stabilized rent.

          In the petition for administrative review, the owner contends that 
          the electrical outlet in the kitchen has been restored by replacing 
          a blown fuse. As to the plastering and painting, the owner submits 
          copies of a November 4, 1991 and a February 18, 1992 letters 
          requesting the tenant for access.

          DHCR mailed a copy of the petition to the tenant.

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

          The record establishes that the owner submitted copies of letters 
          requesting access from the tenant. These letters were dated October 
          28, 1991, November 4, 1991 and February 18, 1992; attached were 
          certificates of mailing thereof. The Administrator apparently failed 
          to consider this evidence prior to the issuance of the order 
          appealed from, which is revoked accordingly.

          The Commissioner notes that the owner's rent restoration application 
          (GC410042RO) was granted on July 7, 1993.

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

          ORDERED, that this petition be, and the same hereby is, granted, and 
          that the Rent Administrisator's order be, and the same hereby is, 
          revoked.



          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


    

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