DOCKET NO.: EI 630211 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 REVIEW    
          APPEAL OF                               DOCKET NO.: EI 630211 RO

                  Ralph Langsam Associates        DRO DOCKET NO.:
                                                  DH 630118 B 
                                                  
                                                   
                              PETITIONER
          -------------------------------------X
                             


          ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

               On September 24, 1990 the above-named petitioner filed a 
          Petition for Administrative Review against an order issued on 
          September 17, 1990 by the Rent Administrator of Gertz Plaza, 
          Jamaica, District Rent Office, concerning the housing 
          accommodations known 1478 Beach Avenue, Bronx, N.Y.

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

               On August 3, 1989 the tenant, filed a complaint of decrease 
          in services, alleging various reductions in service.  

               In its answer, dated October 24, 1989, the owner responded 
          to the above complaint by stating that all services were 
          operating properly.

               On June 26, 1990 a physical inspection of the subject 
          housing accommodation was conducted by the DHCR.  The inspector's 
          report confirmed existence of some of the complained of 
          conditions, and no evidence of other.














          DOCKET NO.: EI 630211 RO



               On September 17, 1990, the Rent Administrator issued an 
          order based on the report of the physical inspection, reducing 
          the legal regulated rent.

               In its petition, the owner reiterates the contentions it 
          made before the Administrator.

               The Commissioner is of the opinion that this petition should 
          be denied in part and the proceedings be remanded to the 
          Administrator for further consideration in part.  

               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 thus of the opinion that the petition should be 
          denied.
               
               This order is issued without prejudice to the owner's right 
          to file the appropriate application 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. 

               ISSUED:





                                                                           
                                                  ELLIOT SANDER
                                                  Deputy Commissioner




















          DOCKET NO.: EI 630211 RO























    

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