CA 430204-RO
                                  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.: CA 430204 RO
                                                  
               B. ENGLANDER                       DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BF 420026 B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On January 27, 1988 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued December 23, 1987.  The order concerned 
          housing accommodations located at 41 Bennett Street, New York, N.Y. 
          wherein the Administrator ordered a building-wide rent reduction 
          for rent controlled tenants based on a finding of failure to 
          maintain required or essential services.

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

               This proceeding was commenced on June 16, 1987 when tenants of 
          22 of the 37 apartments in the building joined in the filing a 
          Statement of Complaint of Decrease in Building-Wide Services.  They 
          alleged the following services deficiencies:

                    1.   Trash not collected daily

                    2.   Inadequate security in that basement and front door 
                         open

                    3.   Elevator frequently out of order

                    4.   Defective intercom system

                    5.   Inadequate hot water

                    6.   Building often unattended

                    7.   Strangers in and out of building

                    8.   Washing machines often inoperative












          CA 430204-RO

                    9.   Holes in roof causing water leaks

          The complaint was served on the owner and an opportunity to respond 
          was afforded.

               The owner filed a response on September 3, 1987 wherein he 
          stated that the complaint herein was a duplicate of a previous 
          complaint (Docket No. BF 410058 HW).  He enclosed a copy of a 
          response to that prior complaint wherein he stated: that trash is 
          collected daily, that the doors are now secured, that the elevator 
          is under maintenance and in good working order, that the intercom 
          system is in good working order, that the boiler is new and is 
          working properly, that a full time superintendent and porter are 
          living on premises, that strangers are not on the premises or using 
          the washing machines, that the washing machines are in working 
          condition, and that the roof had been repaired.

               The Administrator ordered a physical inspection of the 
          premises.  The inspection was carried out on October 21, 1987 and 
          revealed garbage accumulation in the basement.  All other services 
          were found to have been maintained.

               The Administrator issued the order here under review on  
          December 23, 1987. Pursuant to 9 NYCRR 2202.16 the Administrator 
          ordered a $3.00 per month rent reduction for all rent controlled 
          tenants, based on the inspector's report.  With regard to rent 
          stabilized tenants, since no rent reduction had been requested, the 
          Administrator issued an order directing restoration of services.

               On appeal the owner states that he was never served with a 
          copy of the complaint and that the garbage was removed months 
          before the rent reduction order was issued.  Two tenants filed 
          responses wherein they stated that there was still a garbage 
          accumulation in the basement.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               Petitioner's first statement, to the effect that he was not 
          served with a copy of the complaint, is contradicted by the fact 
          that he filed a response which was received by the Administrator on 
          September 8, 1987.  Thus, this ground for appeal must be rejected.  


               With regard to the statement that the garbage accumulation had 
          been removed months before the order here under review was issued, 
          petitioner statements are at variance with the inspector's report.  
          It is settled that the report of a DHCR inspector is entitled to 
          more probative weight than the unsupported allegations of a party 
          to the proceeding.  The Commissioner also notes the two tenant 
          responses to the petition, wherein both stated that there is still 
          garbage accumulation in the basement.






          CA 430204-RO


              Pursuant to 9 NYCRR 2202.16 the Rent Administrator was 
          empowered to order a rent reduction in the maximum rent in an 
          amount determined by the reasonable exercise of discretion.  The 
          record in the instant proceeding reveals that the tenants 
          complained about certain conditions at the premises and a physical 
          inspection confirmed that these conditions indeed existed.  The 
          Commissioner notes that while the owner questioned the findings of 
          fact the record clearly reflects those findings by virtue of the 
          DHCR inspection which occurred on October 21, 1987.  The 
          Administrator's order is,therefore, affirmed.

               The Commissioner notes that the owner has applied for rent 
          restoration and that said application was granted on May 24, 1988.
          (see Docket No. BL 520094 OR)
           
               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          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.

          ISSUED:



                                                                             
                                               JOSEPH A. D'AGOSTA
                                               Acting Deputy Commissioner 
                               
           
                                                                             
                     






    

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