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

          ------------------------------------X  SJR # 5793
          APPEAL OF                               DOCKET  NO.  FA  430214-RO
                                              :     D.R.O.    DOCKET     NO.
                                                 ZEH - 430038 - OR
                 J. NUSSBAUM                                 

                                 PETITIONER   :  


               On January 22, 1991 the above-named petitioner-owner filed an 
          Administrative Appeal against an order issued on December 17, 1990 
          by the District  Rent  Administrator,  92-31  Union  Hall  Street,
          Jamaica, New York, concerning the housing accommodations known  as
          224 Avenue B, New York, New York, Various Apartments. 

               Subsequent thereto, the owner filed  a  petition  in  Supreme
          Court, pursuant to Article 78 of the Civil Practice Law and Rules, 
          requesting  that  the  court  direct  the  Division  to  issue   a
          determination of the owner's administrative appeal. 

               The issue herein is whether the District  Rent  Administrator
          properly denied the owner's application to restore  the  rents  in
          the subject premises.

               On April 18, 1989, the District Rent Administrator issued  an
          order reducing the Maximum Legal Rent, building  wide,  by  $11.00
          per month, based upon an inspection which  showed  a  decrease  in
          exterminator, roof-drain, and basement access services.   

               On July 17, 1990, the owner filed an application  to  restore
          the rent for all services for which a  rent  reduction  order  was
          issued on April 18, 1989. 

               In September,  1990,  seven  tenants  filed  answers  to  the
          owner's  restoration  application  alleging,  in   essence,   that
          services had not been fully restored.

               On November 16, 1990, an inspection was conducted by the DHCR 

               The  inspection  report  revealed,  inter  alia,   continuing
          evidence of infestation and inadequate basement  access.   Certain

          ADM. REVIEW DOCKET NO. FA 430214-RO
          other alleged deficiencies, however, were not in evidence.    

               On December 17, 1990, the District Rent Administrator  issued
          the appealed order which denied the owner's application  for  rent
          restoration, based upon the aforesaid inspection of  November  16,

               On appeal, the petitioner-owner contends, in substance,  that
          the inspector erred in finding service deficiencies; that basement 
          access was available because notices in the building  advised  the
          tenants that basement  keys  were  deposited  with  a  neighboring
          bakery and the owner further requested that  the  DHCR  conduct  a
          hearing for full exploration of the issues.   

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

               The Commissioner finds that the Administrator properly relied 
          on the results of the inspection  and  that,  based  thereon,  the
          Administrator properly determined that the  owner  had  failed  to
          maintain all services and properly denied the owner's  application
          to restore the tenants' rent. 

               The inspection report of November 16, 1990,  clearly  showed,
          inter alia, evidence of infestation  and  vermin  in  the  garbage
          storage area and that  although  signs  were  posted  advising  of
          basement key availability, the keys that  were  deposited  in  the
          neighboring bakery did not open the basement lock.  There were
          other deficiencies noted in the report about the effectiveness  of
          the sign postings.

               The Commissioner notes  that  according  to  the  inspector's
          report of November 16, 1990, there was no evidence  of  a  missing
          roof drain.  Therefore, this order and opinion is  issued  without
          prejudice to the owner's right to file the appropriate application 
          with  the  Division  for  restoration  of  rent  based  upon   the
          restoration of services, if the facts so warrant.

               As to the  owner's  request  that  a  hearing  be  held,  the
          Commissioner further finds that this is  a  matter  for  the  sole
          discretion of the Administrator and/or the Commissioner  and  that
          a hearing is not necessary for a determination of the issues.

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

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


          ADM. REVIEW DOCKET NO. FA 430214-RO

                                          ELLIOT SANDER
                                          Deputy Commissioner



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