FB 410413-RT

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

          APPEAL OF                               DOCKET NO.:   
                                                  FB 410413-RT             
                 GLORIA & JULES SINCLAIR,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                  PETITIONERS     DJ 430146-B         


          On February 25, 1991, the above-named tenants, refiled a petition 
          for administrative review of an  order  issued  on  December  20,
          1990, by a Rent Administrator concerning the  building  known  as
          160 East 84th Street, New York, New York,  wherein  the  tenants'
          application for a rent reduction was denied.

          The Commissioner has reviewed all of the evidence in  the  record
          and has carefully considered that portion of the record  relevant
          to the issues raised by the petition for review.

          On November 8, 1989 the subject tenants filed an application  for
          a rent reduction based on the owner's alleg d  failure  to  main-
          tain certain building-wide services.

          On October 24, 1990 the owner interposed an answ r  to  the  ten-
          ants' complaint wherein it denied the  tenants'  allegations  and
          further asserted that all necessary repairs had been effectuated.

          On December 4, 1990 a physical inspection of the  subject  apart-
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          complained of conditions were not as alleged by the tenants.

          On December 21, 1990 the  Rent  Administrator  issued  the  order
          here under review finding that  no  building-wide  diminution  of
          services had occurred and denying the tenants' application.   The
          order was issued without prejudice  to  the  tenants'  rights  to
          assert particular problems in individual  apartments in an appro 
          priate proceeding.

          In their petition for administrative review the tenants of Apart 
          ment 15-C request modification of the Rent Administrator's  order

          FB 410413-RT
          alleging that the elevator indicator has not been repaired,  that
          foul odors still occur in the lobby,  that  there  are  leaks  in
          Apartment 15-C, and that their apartment was not inspected.

          After careful consideration the Commissioner is  of  the  opinion
          that this petition should be denied.

          The Commissioner notes that the tenants' petition is  unsupported
          by any substantiating evidence and that the Rent  Administrator's
          order is supported by a physical inspection of the building.

          The tenants' petition does not make clear whether it is the ten-
          ants' contention that the alleged service  deficiencies  occurred
          before the premises were inspected or the  order  was  issued  or
          whether the contention is that they occurred following t e  issu-
          ance of the Rent Administrator's order.  If  it  is  the  former,
          then the allegation  is  belied  by  the  report  of  the  agency
          inspector.  If it is the latter, than  the  Rent  Administrator's
          order was nevertheless correct when issued,  and  this  order  is
          issued without prejudice to  the  tenants'  rights  as  they  may
          pertain to a de novo application for a rent reduction based on  a
          diminution of building-wide services.

          The Commissioner further notes that the  tenants  may  raise  the
          issue of leaks in their individual  apartment  in  an  individual
          services complaint.

          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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                   JOSEPH A. D'AGOSTA
                                                   Deputy Commissioner

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