PAR DOCKET NOS.: FL130461RT, ET AL.

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

          ------------------------------------X 
          IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
          APPEALS OF                             DOCKET NOS.:              
                                                 FL130461RT; 
                                              :  FL110464RT;
                                                 FL110507RT;
                                                 FL110508RT;
                                                 FL110509RT;
                                                 FL110510RT;
                                                 FL110511RT;
                                                 FL110512RT;
                                                 FL110513RT;
                                                 FL110514RT;
                                                 FL110515RT;
                                                 FL110516RT;
                                                 FL110517RT; 
                                                 FL110518RT;
                                                 FL110519RT;
                                                 FL110520RT.
            VARIOUS TENANTS,                                       
                                                 RENT ADMINISTRATOR'S
                                                 DOCKET NO.:                 
                                                 EI130118OR
                                             
                                                  

                              PETITIONERS     : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITIONS FOR ADMINISTRATIVE REVIEW


               The above-named petitioner-tenants timely refiled Petitions 
          for Administrative Review (PARs) against orders issued on August 
          27, 1991, by the Rent Administrator at Gertz Plaza, Jamaica, New 
          York, concerning the housing accommodations known as Joyce Gardens, 
          located in Flushing, New York, wherein the Administrator granted 
          the owner's rent restoration applications.




















          ADM. REVIEW DOCKET NOS.: FL130461RT, ET AL.

               Based on an inspection conducted on June 18, 1991 that showed 
          that there was no evidence of vermin infestation in and around the 
          garbage dump areas, and no excess accumulation of garbage and 
          debris, the Administrator concluded that the conditions, upon which 
          rent reduction orders were issued on January 13, 1987, per Docket 
          No. TC72035C158, had been corrected, and warranted restoration of 
          rents, effective March 1, 1991.

               In identical administrative appeals, the petitioners allege 
          that there is an excess accumulation of garbage and debris in and 
          around the garbage dumpsters, evidence of vermin infestation in and 
          around the garbage dump area, and that the garbage dumpsters have 
          been relocated to separate areas from one central location.  One 
          tenant's petition stated that he did not receive the rent 
          reduction.  

               The applicable regulations are Sections 2520.6(r) and 2523.4 
          of the Rent Stabilization Code.

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

               The Commissioner notes that the Administrator rendered the 
          determinations restoring rents on the basis of an inspection 
          report, prepared by an unbiased rent agency employee, that 
          established that the owner had complied with the underlying 
          directive to correct the enumerated service reductions.  The 
          inspector's report was properly placed in the record for the 
          Administrator's consideration and was entitled to substantially 
          greater weight than the petitioners' self-serving assertions that, 
          among other items, excess accumulation of garbage and debris 
          continued around the dumpsters.  Moreover, it is not evident from 
          the tenants' claim, raised on appeal, that dumpsters relocated to 
          separate areas from one central location, sets forth a condition 
          constituting a reduction of services warranting remedial action by 
          the owner.   

               The Commissioner further notes that the tenants' assertion 
          regarding relocation of the dumpsters was not a predicate for the 
          underlying rent reductions, and, therefore, may not be considered 
          relevant to the instant rent restoration orders, herein under 
          appeal.

               This order is issued without prejudice to the right of 
          affected tenants to file complaints for current service reductions 
          in the prescribed manner.




               With regard to the tenant's reference of not receiving the 
          rent reduction, it is not relevant to the instant rent restoration 






          ADM. REVIEW DOCKET NOS.: FL130461RT, ET AL.

          order herein under appeal.  This order is issued without prejudice 
          to the tenant's right to file a rent overcharge complaint, if the 
          facts so warrant.

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

               ORDERED, that these petitions be, and the same hereby are, 
          denied, and that the Rent Administrator's orders be, and the same 
          hereby are, affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Deputy Commissioner




                                                    








    

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