BJ 510204-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:             
                                                  BJ 510204-RO
                 RE MEG GEC CORPORATION,
                                                  RENT      ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      BC 530113-B 


          On October 19, 1987 the  above  named  petitioner-owner  filed  a
          Petition for Administrative Review against an order of  the  Rent
          Administrator issued September 17,  1987.   The  order  concerned
          housing accommodations located at 503 West 169th Street, 
          New York, New York.  The Administrator  ordered  a  building-wide
          rent reduction for failure to maintain services.

          The Commissioner has reviewed the record and h s  carefully  con-
          sidered that portion  relevant  to  the  issues  raised  by  this
          administrative appeal.

          The tenants commenced this proceeding by filing  a  complaint  of
          decreased services on March 23, 1987.  The tenants complained  of
          the following:

                    1.   No superintendent on premises.
                    2.   Defective front door lock.
                    3.   Defective intercom.
                    4.   Inadequate heat and hot water.

          The owner responded to the complaint.  In that answer  the  owner
          alleged that the building is serviced by a resident and non-resi 
          dent superintendent, that the front door lock  and  intercom  had
          been repaired and that there is a nonpayment  proceeding  pending
          in New York City Civil Court against the named tenant.

          The Administrator ordered a physical inspection  which  was  con-
          ducted on May 20, 1987.  The inspector found a defective building 
          door entrance lock.  A rent reduction of $5.00  was  ordered  for
          the rent controlled apartments in the subject building.  Since no 
          stabilized tenants signed the complaint, no rent reduction  order
          was issued for stabilized tenants.

          On appeal, the owner argues that the inspector's  statements  are
          false.  The owner claimed the door was locked at all times. Bills 

          BJ 510204-RO
          and invoices were annexed.  One of the tenant's responded to  the
          petition and stated unequivocally that no repairs were made.

          After a careful review of the evidence in the record the  Commis-
          sioner is of the opinion that the petition should be denied.

          The owner's statements as to the condition of the door lock  were
          contradicted by both the tenants and the inspector.

          It is settled that a physical inspection by an agency employee is 
          dispositive of the condition of required building  services  when
          compared with the unsupported statement of a party  to  the  pro-

          The Commissioner also notes  that  the  paid  invoices  were  for
          repair to the intercom.  The Administrator's order  dealt  solely
          with the defective entrance door lock.  The order is affirmed.

          The owner is advised to file an application to restore  the  rent
          when it can establish that the door lock has been repaired.

          THEREFORE, in accordance with the Rent and Eviction  Regulations,
          it is,

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


                                      ELLIOT SANDER
                                      Deputy Commissioner


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