DOCKET NO.: BG 410112 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

          APPEAL OF                               DOCKET NO.: BG 410112 RO

               BARBARA CHUPA                      DRO DOCKET NO.:
                                                  ZAK 430032 B           


               On July 23, 1987 the above-named petitioner owner filed a 
          Petition for Administrative Review against an order of the Rent  
          Administrator issued June 23, 1987.  The order concerned housing 
          accommodations located at 125 2nd Avenue, New York, NY.  The 
          Administrator ordered a rent reduction for rent controlled and 
          rent stabilized tenants due to the owner's failure to maintain 
          building-wide services.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 

               This proceeding was commenced on November 3, 1986 when 
          fourteen tenants joined in the filing of a complaint of decreased 
          building-wide services.  The tenants complained of the following 
                    1) broken outside front door lock
                    2) no heat or hot water
                    3) exposed electrical wiring       
                    4) plaster and asbestos dust throughout building
                    5) no light by garbage disposal area
                    6) electricity shut down without prior notice
                    7) drug peddlers allowed to urinate in hallways
                    8) hallways in need of paint and plaster
                    9) no building superintendent

          DOCKET NO.: BG 410112 RO

               The owner was served a copy of this complaint and afforded 
          an opportunity to reply.  A reply was received on December 22, 
          1986 wherein the owner stated 

                    1)   new exterior and vestibule doors had been 
                    2)   new boiler installed, chimney repaired, fuel       
                         delivered automatically 
                    3)   extensive renovation of 1st floor being done with 
                         halls mopped at end of each day
                    4)   electrical repairs necessitated lights be shut 
                         down for brief time period
                    5)   superintendent in Apt. #3

               The tenants filed a further response to the owner's reply on 
          January 21, 1987 wherein they reaffirmed the allegations of the 

               The Administrator ordered a physical inspection of the 
          building.  The inspection took place on February 10, 1987 and 
          revealed the following:

                    Ground floor public hallways with exposed wiring
                    Plaster peeling in ground hallway ceilings with beams

                    Public areas required cleaning

               The Administrator issued the order appealed from on June 13, 
          1987.  A rent reduction of $10 per month was ordered for rent 
          controlled tenants.  Rent Stabilized tenants received a reduction 
          to the rent in effect prior to the last rent guideline increase  
          commencing before January 1, 1987.

               On appeal the owner states "copy of NYC Dept. of Building 
          Permit #1010 issued 1/28/87 is attached."  No other objection or 
          grounds for reversal was stated.  The tenants filed a response on 
          September 23, 1987 wherein, in sum, they again affirmed the lack 
          of services and requested that the Administrator's order be 

               After careful consideration of the evidence in the record 
          the Commissioner is of the opinion that the petition should be 

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

          DOCKET NO.: BG 410112 RO

          and Section 2202.16 of the Rent Eviction Regulations a rent is 
          authorized based on a finding that the owner has failed to 
          maintain essential or required services  which are defined to 
          include repairs and maintenance.

               The owner has provided no valid grounds for reversal of the 
          Administrator's order.  Merely producing a NYC Department of 
          Buildings Permit without explanation as to the work this permit 
          pertains to or its bearing on the tenants' complaint does not 
          rebut the findings of the inspector nor the tenants' repeated 
          assertions that required services are not being maintained.  It 
          is settled that the inspector's findings which establish that a 
          rent reduction is warranted are entitled to great probative 
          weight and are not rebutted by the assertions of a party to the 
               THEREFORE, pursuant to the Rent Stabilized Law and Code and 
          the Rent and Eviction Regulations it is

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


                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner


          DOCKET NO.: BG 410112 RO


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