FK 520265-RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433

          APPEAL OF                               DOCKET NO.:   
                                                  FK 520265-RO
                 DAVID ESHAGHIAN             RENT ADMINISTRATOR'S
            c/o  SOMERSET MANAGEMENT,             DOCKET NO.:
                                                  ED 520753-S 


          On November 7,1991, the above-named owner filed  a  petition  for
          administrative review of an order issued on October 18, 1991,  by
          a Rent Administrator concerning the housing  accommodation  known
          as Apartment 24, 612 West 188th Street, New York, New York
          wherein rent was reduced due to a diminution of service.

          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 for review.

          On April 23, 1990 the subject tenant, filed an application for  a
          rent reduction based on the owner's alleged failure  to  maintain
          service alleging inter alia defective windows in her apartment.

          On June 6, 1990 the owner interposed an answer  to  the  tenant's
          complaint wherein he alleged  inter  alia  that  the  tenant  was
          denying access.  The owner offered no  evidence  to  substantiate
          the allegation.

          On September 30, 1991 a physical inspection of the subject apart 
          ment was carried out by the Division  of  Housing  and  Community
          Renewal (DHCR).  The inspector, in his  report,  noted  that  the
          window conditions were as alleged by the tenant.

          On October 18, 1991 the Rent Administrator issued the order  here
          under review finding that a diminution of services  had  occurred
          and reducing the tenant's monthly rental by twelve dollars.

          In his petition for  administrative  review  the  owner  requests
          reversal of the Rent  Administrator's  order  alleging  that  the
          windows have been repaired.  Attached  to  the  petition  is  the
          bill of the owner's contractor for said repairs dated February 4, 

          FK 520265-RO

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

          The Commissioner notes that  the  owner's  allegation  of  window
          repairs is belied  by  the  report  of  the  DHCR  inspector  who
          corroborated the defective window  conditions  on  September  30,
          1991, seven months after the owner alleges  they  were  repaired.
          It is further noted that the owner did not submit the repair bill 
          while this proceeding was pending before the  Rent  Administrator
          even though it was in his possession.  The owner has  offered  no
          explanation of his failure to do so.  Accordingly, the  bill  may
          not be considered now when offered for the first time  on  admin-
          istrative appeal.

          Section 2202.16 of the Rent  and  Eviction  Regulations  provides
          that if the owner fails to maintain services, the  Rent  Adminis-
          trator may order a decrease in the  maximum  rent  in  an  amount
          which the Rent Administrator in his discretion may determine.

          The record in the instant case reveals that the tenant complained 
          about problems with her apartment windows and a physical  inspec-
          tion  of  the  premises  confirmed  that  these  problems  indeed

          Accordingly, the Commissioner finds that the  Rent  Administrator
          properly determined that the owner had not  made  needed  repairs
          and for this reason a rent reduction is warranted.

          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.


          FK 520265-RO

          THEREFORE, in accordance with the  provisions  of  the  Rent  and
          Eviction Regulations for New York City, it is,

          ORDERED, that this petition be, and the same hereby  is,  denied,
          and the Rent Administrator's order be, and the  same  hereby  is,


                                                   JOSEPH A. D'AGOSTA
                                                   Acting Deputy Commissioner

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