DL 110261 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

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          IN THE MATTER OF THE ADMINISTRATIVE    ADMINISTRATIVE REVIEW
          APPEAL OF                              DOCKET NO.: DL 110261 RO 
                                                
                                                 DISTRICT RENT ADMINISTRATOR'S
            ESCO ASSOCIATES,                     DOCKET NO.: DG 110261-S

                                                 PREMISES: 
                                                 94-26 34th Road, Apt. A-6
                                PETITIONER       Jackson Heights, N.Y.
          ----------------------------------X                           
            
            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          The above-named owner filed a timely Petition  for  Administrative
          Review of an order issued concerning  the  housing  accommodations
          relating to the above-described docket number.  

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

          The tenant commenced the proceeding below by  filing  a  complaint
          asserting that the owner had failed to maintain  certain  services
          in the subject apartment.

          The  owner  interposed  an  answer  to  the   tenants'   complaint
          contending,  that  the  tenant  refused  access  to  the   owner's
          representative to investigate the  complaints,  that  the  tenants
          does not want the repairs performed, that the tenant is harrassing 
          the owner, and that the tenant was  sent  a  certified  letter  to
          schedule access to perform repairs.

          The tenant interposed a response to the owner's answer stating she 
          had sent a certified letter to the owner indicating that she would 
          not be home on such  short  notice  to  commence  repairs,  having
          received the owner's request for access one day prior to the  date
          scheduled.

          Thereafter an inspection of the subject apartment was conducted by 
          a D.H.C.R. inspector, who confirmed  the  existence  of  defective
          conditions.

          The Rent Administrator directed restoration of these services  and
          further ordered a reduction of the stabilized rent.

          The tenant filed an affirmation of non-compliance which  indicated







          DL 110261 RO

          that the owner failed to correct or restore the services for which
          the rent was reduced.

          In its petition for administrative review, the  owner  states,  in
          substance, that repairs have been performed prior to the  issuance
          of the Administrator's order.

          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  his  petition.   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.

          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 District Rent Administrator's order be, and the  same
          hereby is, affirmed.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner


    

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