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 REVIEW
     APPEAL OF                              DOCKET NO.: EH 110016-RO
                                         :  
                                            DRO DOCKET NO.: DG 130026-B
       MOHAMMAD A. MALIK
                           PETITIONER    : 
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On July 31,  1990,  the  above  named  petitioner  filed  a  Petition  for
     Administrative Review against an order issued on July 18, 1990 by the Rent 
     Administrator  of  the  Gertz  Plaza,  Jamaica,  District   Rent   Office,
     concerning the housing accommodations known as 134-37 Maple  Avenue,  Apt.
     6H, Queens, New York.

     The Administrative Appeal is being determined pursuant to  the  provisions
     of 9NYCRR 2523.4.

     The issue herein is whether there was a decrease  in  services  warranting
     reduction of the legal regulated rent.

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

     On July 7, 1989 the tenant filed a  complaint  of  decrease  in  services,
     alleging the following: no superintendent, dirty lobby, mice  between  the
     walls, hall light broken, broken side door leading to garage,  garbage  in
     parking lot, tenant's toilet broken.

     The owner did not interpose an answer to tenants complaint.

     On  march  28,  1990  a  physical  inspection  of  the   subject   housing
     accommodation was conducted by the DHCR.  The inspector's report confirmed 
     existence of a resident superintendent, dirty  hallways,  no  evidence  of
     vermin infestation, inadequate lighting in halls, defective door knobs  on
     entrance door, no garbage in parking lot.

     On July 18, 1990, the Rent Administrator issued  an  order  based  on  the
     report of the physical inspection, reducing the legal  regulated  rent  by
     the percentage of the most recent guidelines adjustment for  the  tenant's
     lease which commenced before September 1, 1989, the effective date of  the
     order, and directing the  owner  to  refund  to  the  tenant  all  amounts
     collected in excess  of  the  reducing  rent  since  the  above  mentioned
     effective date.










          DOCKET NUMBER: EH 110016-RO
     In its petition, the owner contends that all public areas are  cleaned  on
     a regular  basis;  all  lighting  meets  Housing  Preservation  Department
     enforcement code and requirements, guard plates and knob on side door have 
     been fastened.

     Despite the owner's assertions, the physical inspection  report  disclosed
     the complained of conditions existed and, the Commissioner finds that  the
     rent reduction is warranted.  

     The Commissioner is of the opinion that this petition should be denied.

     This order is issued without prejudice to the owner's right  to  file  the
     appropriate applicate for  restoration  of  the  rent,  if  the  facts  so
     warrant.

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

     ORDERED, that this petition for administrative review  be,  and  the  same
     hereby is, denied, and, that the order of the Rent Administrator's be  and
     the same hereby is, affirmed.

     ISSUED:














                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner




                                                   
    

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