ART-13496-L
                                  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.: ART-13496-L
                                                           
               Jules Finker,                   DISTRICT RENT ADMINISTRATOR
                                               DOCKET NOS.: AD-430045-B;
                                                            AC-430064-B 
                                   PETITIONER               
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On August 25, 1986, the above-named petitioner filed  a  Petition
          for Administrative Review against orders issued on  July  23  and
          July 28, 1986 by the  Rent  Administrator  of  the  Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the   housing
          accommodations known as 170 East 77th Street, New York, New York. 
          The issue herein is whether the  Administrator  correctly  denied
          the tenant's complaint which sought  a  reduction  of  the  legal
          regulated rent on the basis of a decrease in building services.

          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 administrative appeal.

          On March 24, 1986 the tenant filed a  complaint  of  decrease  in
          services, alleging that the passenger and service  elevators  are
          frequently out of service and make an excessive amount of   noise
          when in use.

          The tenant's original complaint  and  a  duplicate  copy  of  the
          complaint were docketed under the two docket  numbers  referenced
          above and were processed separately.

          On May 28, 1986, and again on June 2, 1986  physical  inspections
          of the subject housing accommodation were conducted by the  DHCR.
          The inspectors'  reports  failed  to  confirm  existence  of  the
          complained of conditions.

          On July 23, 1986, the Rent Administrator issued  an  order  under
          Docket No. AD 430045 B, and, on July 28,  1986,  an  order  under
          Docket No. AC-430064-B denying the relief requested based on  the
          reports of the physical inspection.
          In its petition, the tenant contends that while the elevators may 
          have been in operation on the day of the  inspection,  there  has
          been an ongoing problem with elevator noise.

          On May 11, 1989, the elevators were  re-inspected  for  excessive
          noise and hazardous mechanical conditions.  The inspection report 
          again  failed  to  confirm  existence  of   the   complained   of
          conditions.

          The Commissioner is of the opinion that this petition  should  be






          ART-13496-L
          denied.

          Despite  the  tenant's  assertions,  three  physical  inspections
          conducted by the Division's  inspectors  failed  to  confirm  the
          complained of conditions and, the  Commissioner  finds  that  the
          Administrator's order was correct.

          This order is issued without prejudice to the tenant's  right  to
          file an additional complaint of decrease in services if the facts 
          so warrant.

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

          ORDERED, that this petition for administrative review be, and the 
          same hereby is, denied, and, that 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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