Docket Number: FB-110142-RO
                                 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
     APPEAL OF                              DOCKET NO.: FB 110142-RO
                                         :  
          ROTHSCHILD REALTY,                DRO DOCKET NO.: DI 110135-S

                           PETITIONER    : 
     ------------------------------------X                           
       
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On  February  14,  1991,  the  above-named  owner  filed  a  Petition  For
     Administrative Review against an order issued on January 7, 1991,  by  the
     Rent Administrator of the Gertz  Plaza,  Jamaica,  District  Rent  Office,
     concerning the housing accommodations known as Apt. No. C-8,  144-06  88th
     Avenue, Jamaica, New York.

     The administrative appeal is being determined pursuant to  the  provisions
     of 2520.6(r) and 2523.4 of the Rent Stabilization Code.

     The issue herein is whether there was a decrease in  services,  warranting
     reduction of the legal regulated rent.

     The Commissioner has reviewed all of the evidence in the  record  and  has
     carefully considered that portion of the  record  relevant  to  the  issue
     raised by the administrative appeal.

     On September 5, 1989 the tenant filed a complaint of decrease of services, 
     alleging:

               "1.  The freezer compartment in the refrigerator has
                    fallen down.  Two pieces of pipe are holding it up.

                2.  The oven in the kitchen stove doesn't work.

                3.  The kitchen floor has holes in it especially under
                    the sink allowing mice, etc. to come into the
                    kitchen."



     In its answer dated October 10, 1989, the owner denied the allegations set 
     forth in the tenant's complaint or otherwise asserted  that  all  required
     repair had been or will be completed.

     On November  5,  1990,  a  physical  inspection  of  the  subject  housing
     accommodation was conducted by the D.H.C.R.  The inspector  reported  that
     there is evidence of vermin infestation in the kitchen.



     On January 7, 1991, the Rent Administrator issued an order  based  on  the
     report of the physical inspection, reducing the legal regulated  rent  and






          Docket Number: FB-110142-RO
     directing restoration of service.

     In this petition, the owner states in substance  that  repairs  have  been
     performed; that the tenant caused the delay in repairs by refusing access; 
     and that the  inspector's  finding  is  not  what  the  tenant  originally
     complained-of.

     The Commissioner is of the opinion that this petition should be denied.

     Despite the owner's assertions, the physical inspection  report  disclosed
     that the complained-of conditions existed.  The  Commissioner  thus  finds
     that the rent reduction is warranted.

     Contrary to the owner's  allegations,  the  Commissioner  notes  that  the
     inspector's finding of vermin infestation confirmed the tenant's  original
     complaint that "the kitchen floor has holes in  it  especially  under  the
     sink allowing mice, etc. to come into the kitchen."

     As to the owner's allegation of tenant refusing access,  the  Commissioner
     notes that this defense was never asserted  by  the  owner  prior  to  the
     issuance of the Rent Administrator's Order and was only first raised as  a
     self-serving  and  unproven  assertion  on   appeal.    Accordingly,   the
     Commissioner will not entertain this defense by the owner.

     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 Rent Administrator's Order be, and the same hereby is, affirmed.

     ISSUED:




                                                                   
                                     ELLIOT SANDER
                                     Deputy Commissioner