EK110351RO
                                  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.: EK110351RO
                                                  
                                                RENT ADMINISTRATOR'S
                  ARIS REALTY CORP.             DOCKET NO.: EH110675S
                                                                            
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW  

               On December 20,1990, the above-named petitioner-owner timely 
          refiled a petition for administrative review of an order issued on 
          November 5, 1990, by the Rent Administrator, concerning the housing 
          accommodation known as 33-54 83rd Street, Jackson Heights, N.Y., 
          Apt. G42, wherein the Administrator determined that the maximum 
          legal rent for the subject rent controlled apartment be reduced by 
          $83.00 per month based upon a diminution of services.  The Rent 
          Administrator's order was based upon an inspection held on October 
          17, 1990.  The Rent Administrator also directed the restoration of 
          all services.

               The tenant filed an individual statement of complaint on 
          August 27, 1990 alleging a decrease in services.

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

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

               On appeal, the petitioner-owner asserted in substance that the 
          service complaint was filed by someone who is not a legal tenant of 
          the subject apartment and further that all repairs have been 
          completed in a workmanlike manner.

               The petition was served on the tenant and the tenant answered 
          that she is a legal tenant by virtue of her family relationship to 
          the original lessee of the subject apartment and that the owner 
          refused to accept her rent payments beginning in July, 1990.

               After careful consideration of the entire evidence of record, 
          the Commissioner is of the opinion that the administrative appeal 












          EK110351RO

          should be denied.

               For rent controlled tenants, Section 2202.16 of the Rent and 
          Eviction Regulations provides that a finding that an owner failed 
          to maintain services may result in an order of decrease in maximum 
          rent, in an amount determined by the discretion of the Rent 
          Administrator.

               The issue raised by the petitioner about the tenant's legal 
          status to file a complaint with the DHCR is a jurisdictional issue 
          which will have to be decided in a court of competent jurisdiction.

               Accordingly, the Division has no authority to determine the 
          jurisdictional issue raised in the appeal.

               As to the service issues raised in this proceeding, a review 
          of the record before the Administrator clearly shows that the owner 
          did not submit any evidence that the deficiencies noted on the 
          inspector's report were completed on a workmanlike manner at the 
          time of the DHCR's inspection or at any time prior to the issuance 
          of the Administrator's order.

               The Commissioner finds, therefore, that the Administrator 
          properly based his determination on the entire record, including 
          the results of the on-site physical inspection conducted on October 
          17, 1990 and that pursuant to Section 2202.16 of the Rent and 
          Eviction Regulations the Administrator was mandated to reduce the 
          rent upon determining that the owner had failed to maintain 
          services.

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

               THEREFORE, in accordance with the provisions of the Rent And 
          Eviction Regulations for New York, it is,

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

               Upon a restoration of services the owner may separately apply 
          for a rent restoration.


          ISSUED:                                    

                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner       
    

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