Docket Number: FF 110144-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.: FF 110144-RO 
                                            :  
                                               DISTRICT RENT ADMINISTRATOR'S
          S. SIRULNICK/DITMAS MANAGEMENT,   :  DOCKET NO.: DJ 110416-S
                                           
                                               SUBJECT PREMISES:
                                            :   1012 Nameoke St., Apt. No.1-E, 
                                                Far Rockaway, NY 11691 
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        The above-named owner filed a  timely  petition  for  administrative
        review of an order issued  on  December  28,  1990,  concerning  the
        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 petition.

        On October 4, 1989, the tenant commenced this proceeding  by  filing
        a complaint asserting that the  owner  failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on December 21, 1991, the  owner  asserted  that
        repairs had been performed and will be completed.

        Thereafter on December  12,  1990,  an  inspection  of  the  subject
        apartment was conducted by a D.H.C.R. inspector  who  confirmed  the
        existence of defective conditions.

        Based on said inspection, the Administrator directed on December 28, 
        1990 restoration of these services and further ordered  a  reduction
        of the stabilized rent.

        In this petition, the owner denied the  results  of  the  inspection
        because these services are part of  "normal  building  maintenance,"
        which is provided.  The owner also asserted that the tenant  refused
        access.

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

        The owner's contention that tenant refused access was not raised  in
        the proceeding below and before the  order's  issuance.   The  owner
        only brought forth this self-serving and unproven  defense  for  the
        first time on appeal.

        More importantly, the owner's petition does not rebut the inspection 






          Docket Number: FF 110144-RO

        finding decreased services, warranting rent reduction.

        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


    

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