Docket Number: FD-410125-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

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        IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
        APPEAL  OF                               DOCKET  NO.:  FD  410125-RO
                                            :  
             DOWNING MANAGEMENT CORP.,         DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET   NO.:   EJ   410711-S
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 15, 1991, the above-named owner filed a timely petition for 
        administrative review of an order issued on March 11, 1991,  by  the
        Rent Administrator of the Gertz Plaza, Jamaica, District Rent Office 
        concerning the housing accommodations in the above-described  docket
        number.  

        This administrative appeal  is  being  determined  pursuant  to  the
        provisions of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

        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 October 23, 1990, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        On November 5, 1990, the owner filed an answer asserting  that  "all
        complaints  were  investigated  -  all  repairs  were   made   where
        necessary."

        Thereafter on December  13,  1991,  an  inspection  of  the  subject
        housing accommodation was conducted  by  a  D.H.C.R.  inspector  who
        confirmed the existence of defective conditions.

        The Administrator directed on March 11, 1991  restoration  of  these
        services and further ordered a reduction of the stabilization rent.

        In this petition, the owner alleged in substance that  some  repairs
        were made after the inspection and before the issuance of the  order
        and that others would be completed pending  agreed  availability  of
        the tenant.

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







          Docket Number: FD-410125-RO

        The owner's allegations below and in this petition are  unsupported.
        It is not clear whether it is the owner's  contention  that  repairs
        had been made before the apartment was inspected or before the order 
        was issued, or whether the contention  is  that  repairs  were  made
        following the issuance of the Rent Administrator's order.  If it  is
        the former, then the owner's allegation is belied by the  report  of
        the  agency  inspector.   If  it  is  the  latter,  then  the   Rent
        Administrator's order reducing the  rent  was  nevertheless  correct
        when issued, and this order is issued without prejudice to the owner 
        filing an application for restoration of services.

        THEREFORE, in accordance with 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.

        ISSUED:




                                                                      
                                        ELLIOT SANDER
                                        Deputy Commissioner