DG 110136-RT

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

          APPEALS OF                              DOCKET NO.
                                                  DG 110136-RT                
                  SANDRA DE VITA, Rep.                                        
                                                  DISTRICT RENT ADMINISTRATOR'S 
                                                  DOCKET NO.  
                                  PETITIONER      BH 110191-B    


          The above named petitioner-tenant timely refiled a  Petition  for
          Administrative Review against an  order  issued  on  December  2,
          1988, by the Rent Administrator, 92-31 Union all Street, Jamaica, 
          New York concerning the housing complex known as Georgetown Mews, 
          152-24 Jewel Avenue, Flushing, New York, various apartments.  

          The instant matter stems from a Complaint of Decrease  in  Build-
          ing-Wide services filed with the  Division  on  August  12,  1987
          wherein numerous tenants (439)  throughout  the  housing  complex
          alleged the owner's failure to maintain certain services, many of 
          which were the subject of a major capital improvement application 
          pending before the Division.

          On December 2, 1988 the Administrator  issued  the  denial  order
          appealed herein, which noted the followi g  items  had  been  re-

               1.   Driveways have been repaired.
               2.   Exterior bricks have been painted and 
               3.   Steps throughout public areas were restored.
               4.   Leaders and gutters have been repaired.
               5.   No accumulation of garbage throughout public 

               6.   Front doors to building working properly.
               7.   Dumpsters were available to tenants in 
               8.   Garage areas have been repaired.
               9.   No holes and cracks in driveway.

          The owner was directed to restore 3 cracks found  n  front  side-
          walk pavement within 20 days of the date of this order.

          DG 110136-RT
          In this petition for administrative revi w  the  tenants'  repre-
          sentative contends, in substance, that stoops are  falling  apart
          throughout the development, leaders and gutters  are  missing  in
          various unspecified parts of the  development;  that  the  garage
          area has inadequate lighting,  and  that  the  dumpster  area  is
          smelly and dirty.

          In response thereto the owner states, among  other  things,  that
          all items remain restored as found by the Administrator.

          After a careful consideration of the entire record,  the  Commis-
          sioner is of the opinion that this petition should be denied.

          At the outset the Commissioner  notes  that  the  Administrator's
          order was predicated  on  the  reports  of  physical  inspections
          conducted on  September  9,  1988  and  October  27,  1988.   The
          findings by DHCR's impartial inspectorial  staff  outweighed  the
          tenants' unsubstantiated allegations that services have not  been
          restored.  In  this  respect  the  Commissioner  notes  that  the
          tenant's allega-tions regarding the  sanitary  condition  of  the
          dumpster area was not raised in the proceeding below and this may 
          not be considered at this stage of the proceeding.  In  addition,
          the inspection report discloses that "stoops thruout  the  public
          areas  have  been  repaired"  albeit  the  Administrator's  order
          omitted reference to this item.

          Accordingly,  the  Commissioner  finds  that  the   Administrator
          properly determined that a reduction in rent was not warranted.

          The determination herein is without prejudice to the right of the 
          tenants or any one of them filing an appropriate complaint if the 
          owner is not now maintaining all required services, if the  facts
          so warrant.

          THEREFORE, in accordance with the Rent  Stabilization  Code,   it

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


                                                ELLIOT SANDER
                                                Deputy Commissioner


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