Docket NO: FE 130115-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.: FE 130115-RO 
                                            :  
             J.R.R. REALTY CO./                DISTRICT RENT ADMINISTRATOR'S
             CHAIM BABAD,                   :  DOCKET NO.: EE 130003-HW 

                              PETITIONER    :  
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On May 10, 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.  

        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.

        This proceeding was commenced on April 28, 1990 when various tenants 
        filed a complaint asserting that the owner had  failed  to  maintain
        certain services in the subject premises.

        In its answer filed on May 22, 1990, the  owner  asserted  that  all
        required repairs in this cooperative building had been completed.

        In a letter to DHCR, the tenants made an affirmation that the  owner
        had continued to fail to maintain certain services.

        Thereafter on September 14,  1990,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        The Administrator directed on April 2,  1991  restoration  of  these
        services and further ordered a  reduction  of  the  legal  regulated
        rent.

        In this petition, the owner repeats its answer below  that  in  this
        cooperative building all required services are  being  provided  and
        maintained.

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

        The owner's contention that all required repairs in this cooperative 
        building had been completed is unproven in the proceeding below  and
        in this petition.  The owner failed to rebut the inspection  finding
        decreased services, warranting rent reduction.

        It is noted that a search  of  DHCR  records  shows  stabilized/rent
        controlled apartments in the subject building.  Even if the building 






          Docket NO: FE 130115-RO
        turned coop the owner is still required to maintain services as long 
        as the tenants reside in the building.

        THEREFORE, in accordance with the Rent Stabilization  Law  and  Code
        and 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