Docket Number: BJ130143-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 130143-RO
             MICHAEL PARTRIDGE,                DRO DOCKET NO.:  AA  100020-B
                              PETITIONER    :  VARIOUS TENANTS

        On October 13, 1987, the above-named petitioner filed a Petition for 
        Administrative Review against an order issued on September 22, 1987, 
        by the Rent Administrator, 92-31 Union  Hall  Street,  Jamaica,  New
        York, concerning the housing accommodations  known  as  148-25  89th
        Avenue,  Jamaica,  New  York,  wherein  the  Administrator  found  a
        decrease in building-wide services and reduced the rent.

        The Commissioner has reviewed all of the evidence in the record  and
        has carefully considered that portion of the  evidence  relevant  to
        the issues raised in the administrative appeal.

        This proceeding was commenced on  January  22,  1986,  when  various
        tenants filed a complaint of a decrease in  building-wide  services,
        alleging  numerous  deficiencies  in  building-wide  services.   The
        tenants applied for a reduction in rent.

        A copy of the complaint was served on the owner.

        A staff member of the DHCR conducted a physical  inspection  of  the
        subject building on April 25, 1986 and reported that  there  were  a
        number of  service  deficiencies,  including  inter  alia:   1)  the
        entrance door lock was broken and inoperative, 2) the  intercom  and
        the bell and buzzer systems were inoperable, 3) the roof door  locks
        were  broken  and  inoperable,  4)  there  was  evidence  of  vermin
        infestation in the incinerator rooms, and 5) the  incinerator  rooms
        and the grounds were littered with garbage.

        The subject premises were reinspected  on  February  2,  1987.   The
        inspection reported  that  the  roof  door  locks  were  broken  and
        inoperable and there was debris on the grounds around the building.

        Based on the foregoing inspection, the Administrator issued an order 
        on September 22, 1987 directing the  restoration  of  the  decreased
        services and reducing the rent for  rent  controlled  apartments  by
        $8.00 per month and for rent stabilized apartments to the  level  in
        effect prior to the last rent guideline increase.


          Docket Number: BJ130143-RO

        In the appeal, the owner contends that the order should be  reversed
        because the defective conditions had been restored on February  3-5,
        1986 (sic).

        Although given the opportunity to do so, the tenants did  not  reply
        to the petition.

        After careful consideration the Commissioner is of the opinion  that
        this petition should be denied.

        Although the owner contends that repairs were effectuated  prior  to
        the issuance of the Administrator's order,  the  Commissioner  notes
        that the owner submitted no evidence to substantiate the  contention
        either while the proceeding was pending before the Administrator  or
        by attachment to the petition.   Moreover,  the  Commissioner  notes
        that there are in the file affidavits of non-compliance submitted by 
        several  tenants  subsequent  to  the   issuance   of   the   order.
        Accordingly, based on a preponderance of the evidence the owner  has
        offered insufficient reason to disturb  the  Administrator's  order,
        and it should be affirmed.

        Review  of  the  record  reveals  that  the  owner  applied  for   a
        restoration of rent which was granted on July 6, 1988.

        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's order be,  and  the  same  hereby  is,


                                        ELLIOT SANDER
                                        Deputy Commissioner


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