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

          APPEAL OF                                    DOCKET NO.:
               The 400 East 58th Street Co.,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:


          The above-named owner filed a timely petition for administrative 
          review of an order issued on March 12, 1992, concerning the housing 
          accommodations known as 400 East 58th Street, Apartment 7A, New 
          York, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased 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 by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.  In pertinent part, the tenant complained of 
          defective windows and doors.   

          In an answer, the owner denied the allegations set forth in the 
          complaint or asserted that the tenant did not cooperate with the 
          owner's efforts to ascertain conditions requiring repairs, or 
          otherwise asserted that all required repairs had been or will be 

          Thereafter, the DHCR conducted an inspection of the subject 
          apartment.  The DHCR inspector found that two bedroom windows were 
          old and worn and that a bathroom cabinet door did not close 
          tightly.  Other services were found to be maintained.

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


          In its petition for administrative review, the owner reiterates 
          statements to the effect that work had progressed as the tenant 
          permitted access.  In addition the owner submits a work order dated 
          March 16, 1992 to establish that repairs were made promptly after 
          the owner received the Rent Administrator's order.

          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 Rent Administrator may impose a rent reduction where there has 
          been a decrease in essential services, furnishings or equipment, 
          among other things.  The owner's petition does not establish a 
          proper basis for modifying or revoking the Administrator's order, 
          which determined that the owner was not maintaining services based 
          on a physical inspection confirming the existence of defective 
          conditions in the subject apartment for which a rent reduction is 
          warranted.  The evidence the owner submitted in the proceedings 
          below did not rise to the level sufficient to trigger a "no access" 
          inspection, detailed in Policy Statement 90-5:  Arranging Repairs 
          No Access Inspections.  

          The further evidence that repairs were completed subsequent to the 
          Rent Administrator's order does not warrant reconsideration of the 
          order since evidence of repairs conducted subsequent to the order 
          fails to set forth a cause of action.

          THEREFORE, in accordance with the provisions of the City Rent and 
          Eviction Law and Regulations, it is

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  

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