FF 510287 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: FF 510287 RO
               Jack Ross, as Managing          DISTRICT RENT ADMINISTRATOR
               Agent for 2nd                   DOCKET NO.: DK 510122 S
               Audubon Associates,


          On  June  10,  1991  the  above-named   petitioner   refiled   an
          Administrative Appeal against an order issued on May 1,  1991  by
          the  District  Rent  Administrator,  92-31  Union  Hall   Street,
          Jamaica, New York, concerning the housing accommodations known as 
          155 Audubon Avenue, New York, New York, Apt. 4C.

          The Administrative Appeal is being  determined  pursuant  to  the
          provisions of 9 NYCRR 2520.6(r) and 9 NYCRR 2523.4.

          The issue herein  is  whether  the  District  Rent  Administrator
          properly determined the tenant's complaint of decreased services.

          A review of the record reveals that in October  1989  the  tenant
          filed a complaint wherein she listed  several  alleged  deficient
          conditions consisting of:

               1)   kitchen water leak
               2)   bathroom leak from ceiling and holes in walls
               3)   bathroom door doesn't  close  -  toilet  doesn't  flush
                    properly;  defective  wash  basin;  and  missing  floor
               4)   living room has broken radiator and walls are  full  of
               5)   bedroom radiator leaking and making noise
               6)   bedroom walls are full of holes
               7)    broken  window  panes  throughout  apartment  and   no
                    extermination service.

          The owner filed an answer in December 1989  contending  that  the
          services alleged to have been reduced were restored, or were  not
          defective initially.

          The subject apartment was inspected by a DHCR inspector on  April
          8, 1991 who submitted a written report confirming four  deficient
          conditions consistent with the tenant's complaint.

          On May 1, 1991 the District Rent Administrator issued  the  order
          appealed herein.  The District Rent Administrator's order reduced 
          the rent for the subject apartment to the level in  effect  prior
          to the last rent guideline increase which  commenced  before  the

          FF 510287 RO
          effective  date of the order, such rent reduction being effective 
          as of January 1, 1990, the first  rent  payment  date  after  the
          Division informed the owner of the tenant's complaint.

          This order was based upon the above  mentioned  inspection  which

               1.   Ceiling in bathroom in area of light fixtures has water 
               2.   Peeling paint and plaster on bathroom walls.
               3.   Wash basin is cracked and discolored.
               4.   No sign posted for exterminator service.

          On appeal, the owner alleged the conditions cited  in  the  order
          have been repaired.  The owner failed to provide  any  bills  for
          said repairs or specific dating of repairs.  Further the owner in 
          his PAR failed to provide any evidence of providing extermination 

          Accordingly, the owner is not entitled to a reversal of the  Rent
          Administrator's order which was  based  upon  the  report  of  an
          impartial inspector which bears greater probative value than  the
          unsupported and self-serving statements of the owner.   

          The order and opinion is issued without prejudice to the  owner's
          right  to  file  for  a  rent  restoration  upon  restoration  of

          THEREFORE,  in  accordance  with  the  provisions  of  the   Rent
          Stabilization Law and Code, it is

          ORDERED, that this administrative appeal be, and the same  hereby
          is, denied, and that the order of the District Rent Administrator 
          be, and the same hereby is, affirmed.


                                                       JOSEPH A. D'AGOSTA
                                                       Deputy Commissioner


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