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

          APPEALS OF                              DOCKET NO.:   
                                                  FF 410106-RO                
                     JOHN BRADLEY,                
                                                  RENT          ADMINISTRATOR'S
                                                  DOCKET NO.: 
                                  PETITIONER      EA 430052-B 


          On June 7, 1991, the  above-named  owner  filed  a  petition  for
          administrative review of an order issued on May  2,  1991,  by  a
          Rent Administrator concerning the housing accommodation known  as
          Apartment 1-A, 302 Columbus Avenue, New York,  New  York  wherein
          rent was reduced due to a diminution of service.

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

          On January 15, 1990 the subject tenant filed an application for a 
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging, inter alia, an accumulation  of  garbage  in  a
          public area.

          On February 16, 1990 the owner interposed an answer to  the  ten-
          ant's complaint where he alleged, inter alia, that there were  no
          garbage storage facilities in the  building,  that  the  City  no
          longer allowed garbage cans to be kept on the  street,  and  that
          the tenants were requested to keep the garbage  in  their  apart-
          ments until the evening before collection.

          On April 3, 1991 a physical inspection of the  subject  apartment
          was carried out by the Division of Housing and Community  Renewal
          (DHCR).  The inspector, in his report, noted that the  complained
          of condition was as alleged by the tenant.

          On May 2, 1991, the Rent  Administrator  issued  the  order  here
          under review, finding that a diminution of services had  occurred
          and reducing the tenant's rent to the level in  effect  prior  to
          the last rent  guideline  increase  which  commenced  before  the
          effective date of the rent reduction.

          In his petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  the
          tenant vacated on April 1, 1991 owing $1,558.26 in back rent  and

          FF 410106-RO
          that garbage is removed from the hallway once a day by the super 
          intendent.  On the day of the inspection, the owner alleges  that
          the inspector arrived prior to the arrival of the superintendent.

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

          The Commissioner notes that the allegations made in  the  owner's
          petition are not substantiated by any evidence.  Accordingly, the 
          owner has offered insufficient reason to disturb the Re t  Admin-
          istrator's order.  This  order  and  opinion  is  issued  without
          prejudice to the owner's right to proceed against the tenant in a 
          court of competent jurisdiction if the facts so warrant.

          Pursuant to Section 25234(a) of the Rent Stabilization Code,

                   "A tenant may apply to the DHCR for a reduc-
                    tion of the legal regulated rent to  the  level
                    in effect prior to the most recent guidelines
                    adjustment, and the DHCR shall  so  reduce  the
                    rent for the  period  for  which  it  is  found
                    that t e  owner  has  failed  to  maintain  re-
                    quired services."

          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

          The Commissioner finds that the administrator properly based  his
          determination on the entire record, including the results of  the
          on-site physical inspection conducted on April 3, 1991  and  that
          pursuant to Section 2523.4(a) of the Code, the administrator  was
          mandated to reduce the rent upon determining that the  owner  had
          failed to maintain services.

          This Order and Opinion is issued without prejudice to the owner's 
          rights as they may pertain to an application to the Division  for
          a restoration of rent based upon the 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 Rent Administrator's order be, and the  same  hereby
          is, affirmed.


                                                ELLIOT SANDER
                                                Deputy Commissioner

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