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

          APPEAL OF                              DOCKET NO.:               
                                                 FJ 110146 RO
                                                 DISTRICT RENT ADMIN.     
                                                 DOCKET NO.: ED 110361 S  
                 ARJAM MIRCHANDANI,              SUBJECT PREMISES: 
                                                 132-35 Sanford Ave.,
                              PETITIONER      :  Apt. No. 516,
          ------------------------------------X  Flushing, New York          

               The above-named owner filed a timely petition for 
          administrative review of an order issued on September 20, 1991 
          concerning the housing accommodations relating to the above- 
          described docket number.

               The Commissioner has reviewed all of 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 on April 13, 1990 by 
          filing a complaint asserting that the owner had failed to maintain 
          numerous services in the subject apartment. 

               A copy of the tenant's complaint was transmitted by mail to 
          the owner on May 1,1990 and June 27, 1991.  The Administrator's 
          file does not contain any answer by the owner to these 

               Thereafter, a physical inspection of the subject apartment was 
          conducted on September 6, 1991 by a DHCR staff member who confirmed 
          the existence of defective conditions.

               The Administrator directed restoration of these services and 
          further ordered a reduction of the stabilized rent. 

          ADM. REVIEW DOCKET NO.: FJ 110146 RO

               In his petition for administrative review, the owner states 
          that "all of the issues in reference to this docket were complied 
          with prior to the issuance of the rent reduction order."  There 
          appears to be no submission of any evidence to support this 
          allegation by the owner.

               In answer to the petition, the tenant replies that "there is 
          not any action taken after this notice or after the inspection" and 
          that defective conditions continue to exist.   

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

               The owner's allegation in the petition that repairs were 
          performed prior to the issuance of the Administrator's order is 
          unsubstantiated and therefore without merit.  The owner submitted 
          no evidence to support his allegation.  The owner's claim that 
          repairs were done is also disputed by the tenant who answered the 
          petition, stating that the owner has done nothing.  Moreover, a 
          copy of the tenant's complaint was transmitted by mail to the owner 
          on May 1, 1990 and June 27, 1991 and more than a year had passed 
          from the initial date of service of the tenant's complaint until 
          the inspection took place.  Despite such ample opportunity, the 
          owner failed to investigate the tenant's complaint and to make the 
          necessary repairs.  

               The Commissioner therefore finds that the Administrator 
          properly based his determination on the entire record, including 
          the results of the on-site physical inspection conducted on 
          September 6, 1991; and that pursuant to Section 2523.4(a) of the 
          Code, the rent reduction ordered by the Administrator is warranted.  

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 
          for restoration of rent based upon the restoration of services, if 
          the facts so warrant. 

               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 Administrator's order be, and the same hereby is,

          ADM. REVIEW DOCKET NO.: FJ 110146 RO



                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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