FJ 110183-RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433


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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                  FJ 110183-RO
                                                  RENT      ADMINISTRATOR'S
                 ARJAN MIRCHANDANI/          DOCKET NO.: 
            SANFORD FLUSHING ASSOCIATES,          ED 110832-S
                                                  PREMISES: 
                                                  132-35 Sanford Ave.,
                                   PETITIONER     Apt. 111, Flushing, NY
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW   


          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 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 10, 1990 by  filing
          a complaint asserting that  the  owner  had  failed  to  maintain
          numerous services in the subject apartment.

          The owner was informed on May 17, 1990 and June 27, 1991  of  the
          tenant's complaint.

          Thereafter on  September  6,  1991,  the  subject  apartment  was
          inspected by a DHCR inspector who confirmed  that  the  apartment
          floor near the entrance door is uneven; that the kitchen  ceiling
          light fixture is defective; that the front right side top  burner
          is inoperative; and that the oven thermostat is defective.

          Based on this inspection report, the Administrator  directed  the
          restoration of services and the reduction of the stabilized rent.




          In this petition, the owner  merely  alleges  without  supporting
          proof that the "tenant does not live on the premises and that the 
          violations have been complied with prior to the issuance  of  the
          rent reduction order."

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






          FJ 110183-RO

          Although the owner contends that "the tenant does not live on the 
          premises"  and  that  repairs  were  effectuated  prior  to   the
          issuance of the Administrator's  order,  the  Commissioner  notes
          that the  owner  submitted  no  evidence  to  substantiate  these
          contentions either while the proceeding was  pending  before  the
          Administrator or by attachment to  his  petition,  despite  ample
          opportunity to do so.  Accordingly, based on a  preponderance  of
          the evidence, the owner has offered insufficient reason  to  dis-
          turb the Administrator's order, and it should be affirmed.

          It is noted that a finding of decreased services, which warrant a 
          rent reduction, does not attach to the tenant's residency but  to
          the subject apartment.  Thus, the owner's  unsubstantiated  alle-
          gation that the "tenant does not live on the premises" is without 
          merit.


          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:



                                                                           
                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner
    

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