Docket Number: FG 610331-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK   11433

          APPEAL OF                               DOCKET NO.: FG 610331-RO

             1454 G.C.L.P. REALTY,                DISTRICT RENT ADMINISTRATOR'S
                                                  DOCKET NO.: FC 610066-S
                                                  Premises: 1454 Grand Concourse
                                  PETITIONER       Apt. 6B, Bronx, NY


          The above-named owner refiled a timely Petition for Administrative 
          Review of an order issued 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 issues raised by the petition.

          The  tenant  commenced  this  proceeding  by  filing  a  complaint
          asserting that the owner had failed to maintain  certain  services
          in the subject apartment.
          On March 11, 1991, the owner interposed an answer to the  tenant's
          complaint which stated, it made numerous efforts to gain access to 
          perform repairs, that we are going into court with the  tenant  on
          March 27,  1991  and  therefore  request  an  extension  of  time.
          Owner's response is submitted without  any  documentation  to  the
          facts it presented.

          On May 1,  1991,  an  inspection  of  the  subject  apartment  was
          conducted by a DHCR  inspector  who  confirmed  the  existence  of
          defective conditions.

          The Rent Administrator directed restoration of these services  and
          further ordered a reduction of the legal regulated rent.

          In its petition for administrative review, the owner asserts  that
          the services found to be defective  had  been  repaired  and  that
          there is monthly exterminator service.

          The tenant interposed an answer  to  the  owner's  petition  which
          states in pertinent part, that the repairs the  owner  alleged  to
          have repaired are still defective, that vermin still exist in  her
          After careful consideration, the Commissioner is  of  the  opinion
          that the petition should be denied.

          The owner's petition does  not  negate  the  fact  that  defective
          conditions existed.  The owner's petition does not make  it  clear

          Docket Number: FG 610331-RO

          when repairs have been effected or substantiate that repairs  were
          even performed.  The owner indicated in its response below that it 
          might gain access after a court date with the tenant.  However the 
          record below does not contain any response  from  the  owner  that
          repairs were  effected,  or  substantiate  its  allegation  at  no

          The  Commissioner  notes  that  the  inspection  report  confirmed
          existence of defective conditions, that  the  owner  submitted  no
          evidence  to  substantiate  its  contention   either   while   the
          proceeding was pending before the Administrator or  by  attachment
          to  its  petition,  and  that  the  tenant  asserts  at  PAR  that
          conditions  are  still  defective.   Accordingly,   based   on   a
          preponderance of the evidence the owner has  offered  insufficient
          reason to disturb the Administrator's order.       

          This Order is issued without  prejudice  to  the  owner  filing  a
          restoration of services application.

          THEREFORE, in accordance  with  the  Rent  Stabilization  Law  and
          Code, and the Emergency Tenant Protection Act of 1974, 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.


                                             ELLIOT SANDER
                                             Deputy Commissioner

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