ADM. APPEAL DOCKET NO. EG 410350 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 APPEAL
          APPEAL OF                              DOCKET NO.:               
                                                 EG 410350 RO    
                                              :
                                                 D.R.O. DOCKET NO.           
                                                 DF 430028 - B
             METRO MANAGEMENT                                            
             DEVELOPMENT, INC.               
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On June 8, 1990, the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on May 24, 1990, by 
          the District Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          New York, concerning the housing accommodations known as 301 10th 
          Avenue, New York, N.Y., Apt. # 2-C.

               The owner's Administrative Appeal was rejected by the 
          Commissioner on July 19, 1990 and the petitioner timely refiled the 
          petition on July 27, 1990.

               The issue herein is whether the District Rent Administrator 
          properly reduced the rent of the subject apartment.

               The District Rent Administrator's order, appealed herein, 
          determined that the rent for the subject apartment should be 
          reduced to the level in effect prior to the last rent guideline 
          increase, which commenced before the effective date of the order 
          based upon a diminution of public area cleaning services; an 
          accumulation of garbage in the garbage storage area and evidence of 
          a discarded refrigerator and stove blocking egress in the lobby.

               On appeal, the petitioner-owner asserted, in essence, that all 
          deficiencies noted in the District Rent Administrator's order had 
          been corrected prior to the issuance of the order.

               The tenant did not file an answer to the owner's appeal.















          ADM. APPEAL DOCKET NO. EG 410350 RO

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

               The tenant filed a complaint on June 20, 1989 alleging the 
          repeated occurrence of dirty halls and a failure to remove garbage.  
          The tenant requested a rent reduction.  The other tenants joined in 
          the complaint.

               In an answer filed on July 25, 1989, the owner stated, in 
          pertinent part, that the halls are cleaned daily and garbage is 
          removed three times a week. 

               On February 9, 1990, an inspection of the subject premises was 
          held by the DHCR.  The inspector reported that the public area 
          halls and floors were dusty, stained and in need of sweeping and 
          mopping; that there was excess garbage accumulation in the garbage 
          storage area and further that there was an abandoned refrigerator 
          and stove blocking public egress in the lobby.  

               Based on the inspection report, the Administrator issued the 
          order appealed herein.

               The owner's petition is devoid of any credible evidence that 
          the conditions for which the rent was reduced were actually 
          corrected by the owner before the DHCR's inspection on February 9, 
          1990 or at any time subsequent thereto.

               Accordingly, the Commissioner finds that the owner has offered 
          insufficient reason to disturb the District Rent Administrator's 
          determination.

               Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 
          a tenant may apply to the DHCR for a reduction of the legal 
          regulated rent to the level in effect prior to the most recent 
          guidelines adjustment, and the DHCR shall so reduce the rent for 
          the period for which it is found that the owner has failed to 
          maintain required services.

               Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

               The Commissioner finds that the Administrator properly based 
          his determination on the entire record, including the results of 
          the on-site physical inspection conducted on February 9, 1990 and 
          that pursuant to Section 2523.4(a) of the Code, the Administrator 
          was mandated to reduce the rent upon determining that the owner had 
          failed to maintain services. 


               The Division's records reveal that the owner's rent 
          restoration application (EG 430156 OR) was granted on June 19, 






          ADM. APPEAL DOCKET NO. EG 410350 RO

          1991.

               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is

               ORDERED, that this petition be, and the same hereby is, 
          denied, and the Administrator's order be, and the same hereby is,
          affirmed.

          ISSUED:




                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    







    

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