GC 510198 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


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: GC 510198 RO
                                                  
               WEST 143RD ASSOCIATES              DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: FJ 510524 S
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On March 5, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued February 19, 1992. The order concerned housing 
          accommodations known as Apt 1C located at 610 West 143rd Street, 
          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 
          appeal.

               The tenant commenced this proceeding by filing a Statement of 
          Complaint of Decrease in Services on October 18, 1991 wherein she  
          alleged the following services deficiencies:

                    1.   Kitchen faucet leaking; sink clogged due to severe 
                         back-up,

                    2.   Bathroom faucet leaks; bathroom door does not lock,

                    3.   Bedroom door falling.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on November 
          20, 1991 and stated that repairs had been made to the subject 
          apartment.  The owner provided copies of signed work orders which 
          were offered to show that the repairs had been made. 
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on January 24, 1992 and 
          revealed the following:

                    1.   Kitchen sink drain shows evidence of water back-up,












          GC 510198 RO

                    2.   Kitchen faucet leaking,

                    3.   Defective bathroom door which did not
                         close properly.

          The following services were found to have been maintained:

                    1.   No evidence of leaking bathroom faucet,

                    2.   No defect in bedroom hinge.

               The Administrator issued the order here under review on 
          February 19, 1992 and ordered a rent reduction equal to the most 
          recent guideline adjustment based on the report of the inspector.

               On appeal the owner states that it attempted to investigate 
          the tenant's complaints on February 24, 1992 and February 25, 1992 
          and was able to make repairs to the bathroom door and faucet.  
          Attempts to complete repairs on March 5, 1992 were unsuccessful 
          because the tenant did not allow access.  The owner submitted 
          copies of signed 
          work orders 
          which were offered to show that repairs had been made.

               The tenant filed a response on April 28, 1992 and stated that 
          the kitchen water faucet was still not repaired.  She also stated 
          that she had not refused access to the owner.

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

               The statements of the owner refer to attempts to make repairs 
          after the order here under review was issued.  Such attempts do not 
          bear on the issue of whether the order here under review was 
          correctly issued.

               Pursuant to 9 NYCRR 2523.4 (a) a tenant may apply to the DHCR 
          for a rent reduction and the rent shall be reduced upon a finding 
          that the owner has failed to maintain required services.  Pursuant 
          to 9 NYCRR 2520.6 (r) maintenance and repair are defined as 
          required services.  The Administrator properly based this 
          determination on the entire record including the results of the on- 
          site physical inspection conducted on January 24, 1992.  The order 
          here under review is affirmed.

               THEREFORE, pursuant to the Rent Stabilization Law and Code 
          it is 











          GC 510198 RO





               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