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

          APPEAL OF                                    DOCKET NO.: DG420041RO

                    Aragona Management,
                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.: CC420128RP
                                                       (By Remand under 
                                                       ARL12750U to
                                                       Reconsider LC004068S)


          The above-named owner filed a timely petition for administrative 
          review of an order issued on June 6, 1989, concerning the housing 
          accommodations known as 124 West 93rd Street, Apartment 2F, wherein 
          the Rent Administrator, on remand from an administrative appeal, 
          determined the tenant's complaint of decreased services.

          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 these proceedings by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment in that the owner had failed to repair or 
          replace defective window shades.  Based on an inspection the Rent 
          Administrator reduced the tenant's rent by $4.00 effective 
          September 1, 1986.  Upon administrative appeal, the Commissioner 
          revoked the rent reduction order based on a finding that the owner 
          had not been served the complaint, and remanded the proceeding to 
          the Rent Administrator for further processing.

          In the proceeding pursuant to the order of remand, the tenant 
          reiterated that the current owner refused to repair or replace the 
          tenant's window shades although previous owners had done so since 
          1960.  The owner stated that the prior owner informed him that 
          window shades were never provided to any tenant, and points to the 
          fact that leases had a clause stating that window shades would not 
          be provided or installed.  The owner also points out that the 1984 
          apartment registration for the subject apartment did not list 
          window shades.
          On June 6, 1989, the Rent Administrator issued the order pursuant 
          to remand, which is the subject of the instant appeal.  Based on a 


          finding that the owner had failed to counter the tenant's 
          allegation that past owners replaced window shades when needed, the 
          Rent Administrator affirmed the rent reduction for failure to 
          maintain services, effective July 1, 1989.

          In this petition for administrative review the owner, in substance, 
          disputes the Rent Administrator's finding that the owner had not 
          countered the tenant's allegation that prior owners replaced 
          defective window shades.  The owner contends that the situation 
          involves a question of one person's credibility against another's, 
          and is absent actual proof.  The owner also points to the response 
          below which indicated that it was the prior owner's practice not to 
          provide window shades, and that the 1984 services registration by 
          the prior owner did not include window shades as a service provided 
          by the owner.

          After a careful consideration of the evidence of record, the 
          Commissioner is of the opinion that this administrative appeal 
          should be denied.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations, 
          the DHCR may order a rent reduction where it is found that the 
          owner has failed to maintain essential services, provided on the 
          base date, and which may include but are not limited to repairs, 
          decorating and maintenance.

          As successor-in-interest to prior owners, the owner must maintain 
          and present adequate records to establish the services provided on 
          the base date, which the owner failed to do.  The owner's reliance 
          on the lease provision in the rent stabilized leases for other 
          accommodations in the subject building, and the initial 1984 
          services registration for the subject apartment, is misplaced.  
          They fail to address the tenant's assertion that repair and 
          replacement of window shades was a service provided to the tenant 
          since the April 30, 1962 base date for services for rent controlled 
          accommodations, and thereafter.

          The rent will be restored only when an owner's application to 
          restore rent is filed and granted.  The owner is advised to file 
          such an application if the facts so warrant.

          THEREFORE, in accordance with the Rent and Eviction Regulations for 
          the City of New York, it is

          ORDERED, that the petition for administrative review be, and the 


          same, hereby is denied, and that the Rent Administrator's order 
          pursuant to remand be and the same hereby is, affirmed.


                                             LULA M. ANDERSON
                                             Deputy Commissioner  


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