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.: BB 410284-RO
                                         :  
       45 TERRACE                           DRO DOCKET NO.: ZAB 520092-S
       REALTY ASSOCIATION,
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     The  above  named  petitioner  owner   filed   a   timely   Petition   for
     Administrative Review against an order of the District Rent  Administrator
     Gertz Plaza, 92-31 Union Hall Street Jamaica, New  York issued December 5, 
     1986.  The order concerned housing accommodations known  as  Apartment  2A
     located at 45 Wadsworth Terrace New York,  New  York.   The  Administrator
     ordered a reduction in rent for failure to provide services.

     This case began with the filing of a complaint by the tenant  on  February
     6, 1986.  This complaint alleged 12 different problems with  services.   A
     physical inspection of the premises was conducted  July  21,  1986.   That
     inspection found 3 service problems.  First, the kitchen had no hot water. 
     Second, all windows required putty.  Third, the kitchen  and  living  room
     walls had water stains and the bathroom had a hole under the sink.

     The petition alleged as follows: First, that tenant did not complain about 
     a lack of hot water in the kitchen.  Second, that  the  windows  had  been
     repaired.  Third, that access had been  denied  to  fix  the  kitchen  and
     living room walls.  After water stains and the bathroom had a  hole  under
     the sink.

     The petition alleged as follows: First,  that  tenant  did  not  complaint
     about a lack of hot water in the kitchen.  Second,  that  the  window  had
     been repaired.  Third, that access had been denied to fix the kitchen  and
     living room walls.  After a careful review of the evidence in  the  record
     the Commissioner will deny the petition.  As regards  the  first  defense,
     the complaint specifically  "often  no  warm  water."   As  to  the  third
     defense, if petition had access to fix  the  windows,  it  had  access  to
     correct the other problems.  Finally, if  petitioner  feels  anything  has
     been correct, than the remedy is to apply for a restoration of  the  rent.
     It  is  settled  that  a  physical  inspection  is  dispositive  over  the
     unsupported allegations of the petitioner.

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








          DOCKET NUMBER: BB 410284-RO
     ORDERED, that this petition be, and hereby is, denied and that  the  order
     of the District Rent Administrator be, and the same hereby  is,  affirmed.


     ISSUED:










                                                                   
                                             ELLIOT SANDER
                                           Deputy Commissioner




                                                   
    

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