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

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          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE REVIEW
          APPEAL OF                               DOCKET NO.: FB-110143-RO

               MICHAEL PISTILLI,                  DISTRICT RENT ADMIN.
                                                  DOCKET NO.: EI110338-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 of an order issued on  January 9, 1991,  by
          the Rent Administrator of the Gertz Plaza, Jamaica, District Rent 
          Office concerning  the  housing  accommodations  known  as  58-35
          Granger Street, Apt. No. 30, Corona, New York.

          This 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  the  Administrator's  order   is
          warranted.

          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 administrative appeal.

          On September 10, 1990, the tenant commenced  this  proceeding  by
          filing a  complaint  asserting  that  the  owner  had  failed  to
          maintain certain services in the subject apartment.

          On October 24, 1990,  the  owner  interposed  an  answer  to  the
          tenant's complaint,  wherein  it  alleged  inter  alia  that  all
          services and repairs are being regularly provided  and  that  the
          complained-of conditions would soon be restored.

          On December 27, 1990, an inspection of the subject apartment  was
          conducted by a D.H.C.R. inspection who confirmed the existence of 
          defective conditions.

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








          Docket Number:  FB-110143-RO
          In this petition, the owner states in substance that repairs  had
          been performed prior  to  the  issuance  of  the  Administrator's
          order.  

          The record clearly shows that  a  December  27,  1990  inspection
          found the defective conditions in question.  Although  the  owner
          contends that repairs were effectuated prior to the  issuance  of
          the Administrator's order, the Commissioner notes that the  owner
          submitted no evidence to substantiate the  contention  while  the
          proceeding was pending before  the  Administrator.   The  owner's
          defense now raised for the first time an appeal  is  insufficient
          to disturb the Administrator's order based on  the  December  27,
          1990 inspection.

          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:

               


                                        ELLIOT SANDER
                                        Deputy Commissioner