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

          APPEAL OF                               DOCKET NO.:             
               134-37 MAPLE REALTY INC.,                       
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
          ----------------------------------x     CA110690S 


          On August 29, 1988, the above-named petitioner-owner filed a 
          petition for administrative review (PAR) of an order issued on 
          August 15, 1988, by the Rent Administrator, concerning the housing 
          accommodation known as 134-37 Maple Avenue, Apartment 1-B, 
          Flushing, New York, wherein the Administrator ordered a rent 
          reduction upon a finding of a decrease in various apartment 

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

          This proceeding dated January 19, 1888, was commenced by the filing 
          of a complaint of decrease in services alleging various defective 
          conditions.  The owner was served with a copy of the tenant's 
          complaint but did not respond.

          Thereafter on July 20, 1988, an inspection was conducted by a 
          Division of Housing and Community Renewal (DHCR) employee which 
          confirmed some of the complained of conditions resulting in the 
          order herein appealed.

          In the PAR, the owner alleges that while the order states that the 
          owner did not file an answer to the tenant's complaint, in 
          actuality an answer was filed with this Division on May 26, 1988.  
          The owner states that a copy of such answer has been enclosed with 
          the PAR.  The owner did enclose a copy of a letter sent to the 
          tenant after the order was issued requesting that the tenant attest 
          to the fact that repairs have been made.


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

          The record below does not contain the owner's answer to the 
          tenant's complaint, nor was a copy of it included with the PAR as 

          The Administrator's findings in the order are not based on the 
          owner's default but rather on the results of an impartial 
          inspection conducted by this Division.  The owner's petition does 
          not establish any basis for modifying or revoking the Adminis- 
          trator's order which determined, based on physical inspection, that 
          the owner was not maintaining required services.

          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          and the Emergency Tenant Protection Act of 1974, 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, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner


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