BJ 410221 RT
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: BJ 410221 RT
               Jo Ann Douglas,                 DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: BC-430129 B


          On September 30, 1987, the above-named petitioner-tenant filed an 
          Administrative Appeal against an order issued on August 27,  1987
          by the District Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known as 
          170 Second Avenue, New York, New York, various apartments.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly denied the tenant's application for a decrease  in  rent
          based upon a decrease in building-wide services.

          The District Rent Administrator's order, appealed herein,  denied
          the tenant's complaint, based upon an inspection of the  premises
          on June 11, 1987, which disclosed that the  conditions  had  been

          On appeal, the petitioner-tenant  alleged  that  there  has  been
          little or no improvement in passenger elevator services since the 
          owner's contractor made the repairs in that  the  elevators  were
          either not operating or stalling.

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

          The  tenant  filed  a  Statement  of  Complaint  of  Decrease  in
          Building-wide services, on March  31,  1987,  alleging  that  the
          owner failed to provide passenger elevator service  and  properly
          regulated hot and cold water throughout the building.

          In reply, the owner stated that major overhaul work was  recently
          completed by the Republic Elevator Company; that  there  are  two
          elevators in the building and that when one is being repaired the 
          other is in operation, thus resulting in continuity  of  service;
          that normal maintenance is performed  by  the  Republic  Elevator
          Company, under a 24 hour service contract and that the  elevators
          required service only two times in the past year.

          The owner submitted a letter from the Republic Elevator  Company,
          dated May 4, 1987, which corroborated the claims in  the  owner's

          BJ 410221 RT

          The Commissioner notes that the tenant's  allegations  on  appeal
          are unsupported by any substantiating evidence and that there  is
          no  evidence  contained  in  the  record  which  was  before  the
          administrator to indicate that conditions in the subject building 
          were other than as found by the inspector  during  his  June  11,
          1987  visit.   Accordingly,  based  on  a  preponderance  of  the
          evidence, the Commissioner finds  that  the  tenant  has  offered
          insufficient reason to disturb the administrator's determination.

          The Commissioner  notes  that  while  the  tenant  questions  the
          findings of fact, the record clearly reflects those  findings  by
          virtue of the DHCR inspection which occurred on  June  11,  1987.
          Accordingly, the Commissioner finds that the  Rent  Administrator
          properly determined that the owner had been maintaining  services
          based on the evidence of  record,  including  the  results  of  a
          physical inspection of the subject building, and correctly denied 
          the       tenant's       rent       reduction        application.
            THEREFORE, in accordance with the Rent  Stabilization  Law  and
          Code, it is

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and that the Rent Administrator  be,  and  the  same  hereby  is,


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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