ADM. APPEAL DOCKET NO. ARL - 09872 - B
                                  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.                 
                                                 ARL - 09872 - B 
             
                                              :
                                                 DRO DOCKET NO.           
                                                 BS -0002774 - S          
             H & R EXECUTIVE TOWERS          
                                                  

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

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On September  26,  1985,  the  above-named  petitioner-owner
          filed an Administrative Appeal against an order issued on  August
          26, 1985 by the District Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 1020 Grand Concourse, Bronx, New York, Apartment 9 - F.

               The issue herein is whether the District Rent  Administrator
          properly issued the order of August 26, 1985, which  reduced  the
          maximum rent of the subject apartment  to  the  level  in  effect
          prior to the last  guideline  increase  based  upon  the  owner's
          failure to repair  defective  intercom,  wall  in  closet,  light
          fixture, dishwasher, refrigerator, falling plaster  from  bedroom
          ceiling, missing knobs on stove and the owner's failure to  paint
          terrace ceiling and door.   

               On appeal, the petitioner-owner essentially alleged that  it
          never received prior correspondence from the DHCR  and  that  the
          subject tenant never complained  to  the  building-superintendent
          about service deficiencies. 

               The tenant answered the owner's PAR, alleging,  inter  alia,
          that  he  had  notified  the  owner's  employees  about   service
          deficiencies on numerous occasions without any corrective  action
          being taken. 




               After a careful consideration  of  the  evidence  of  record
          before the Commissioner, the Commissioner is of the opinion  that
          the administrative appeal should be denied.  

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 

                    A tenant may apply to the DHCR for a reduction 
                    of the legal regulated rent to the level in 






          ADM. APPEAL DOCKET NO. ARL - 09872 - B
                    effect prior to the most recent guidelines
                    adjustment, and the DHCR shall so reduce the
                    rent for the period for which it is found that
                    the owner has failed to maintain required 
                    services.

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

               The  Commissioner  finds  that  the  Administrator  properly
          based his determination on the results of an impartial inspection 
          which bears greater probative value  than  the  self-serving  and
          unsupported allegations  of  the  owner;  and  that  pursuant  to
          Section 2523.4(a) of the Code, the Administrator was mandated  to
          reduce the rent upon determining that the  owner  had  failed  to
          maintain services. 

               Accordingly, the Commissioner finds that the  District  Rent
          Administrator properly determined that the owner  had  failed  to
          maintain services, and correctly reduced the rent of the  subject
          accommodation.

               This Order and Opinion is issued without  prejudice  to  the
          owner's right  to  file  the  appropriate  application  with  the
          Division for a restoration of rent based upon the restoration  of
          services, if the facts so warrant.

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

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

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    

    

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