Docket Number: FD-620164-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.:  FD  620164-RO
                                            :  
             187 CONCOURSE ASSOCIATES
             c/o STARK MANAGEMENT CO. INC., :  DISTRICT RENT ADMINISTRATOR'S
                                               DOCKET   NO.:   EK   620130-S
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 9, 1991, the above-named owner filed a timely petition  for
        administrative  review  of  an  order  issued  on  April  2,   1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        This adminstrative  appeal  is  being  determined  pursuant  to  the
        provisions of 2202.16 of the Rent and Eviction Regulations.

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

        On November 7, 1990, the tenant commenced this proceeding by  filing
        a complaint asserting that the owner had failed to maintain  certain
        services in the subject apartment.

        In its answer filed on December 11, 1990, the owner asserted that  I
        "have ordered out all repairs to be done."

        Thereafter on February  27,  1991,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        After the inspection, the owner was informed on  July  30,  1990  by
        DHCR  of  the  inspection  report  and  to  correct  the   defective
        conditions.

        On April 2, 1991, the Administrator directed  restoration  of  these
        services and further ordered a reduction of the stabilization rent.

        In this petition, the owner states  in  substance  that  the  tenant
        refused access for repairs.

        The owner's allegation of tenant refusing access is  without  merit.
        The owner never asserted this defense in the proceeding below.   The
        owner only raised  this  defense  as  a  self-serving  and  unproven
        assertion on appeal.






          Docket Number: FD-620164-RO

        Accordingly, the Commissioner finds that the Administrator  properly
        based its determination on the entire record, including the  results
        of the on-site physical inspection conducted on  February  27,  1991
        and that pursuant to Section 2523.4(a) of the Code,  the  owner  had
        failed to maintain services, warranting rent reduction.

        THEREFORE, in accordance with the Rent and Eviction Regulations,  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


    

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