Docket Number: FD-210040-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

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        IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
        APPEAL OF                              DOCKET NO.: FD 210040-RO
                                            :  
             EL-SO REALTY CO.,                 DRO DOCKET NO.: ZED  210278-S
           
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 3,  1991,  the  above-named  owner  filed  a  Petition  for
        Administrative  Review  of  an  order  issued  on  March  3,   1991,
        concerning t e  housing  accommodations  relating  to   the   above-
        described docket number.  

        On April 11, 1991, the tenant commenced this proceeding by filing  a
        complaint asserting that the owner had failed  to  maintain  certain
        services in the subject apartment.

        In its answer filed on May 26, 1990, the owner alleged in  substance
        that repairs were completed.

        Thereafter  on  August  14,  1990,  an  inspection  of  the  subject
        apartment was conducted  by  a  DHCR  inspector  who  confirmed  the
        existence of defective conditions.

        On August 30, 1990,  the  owner  reported  to  DHCR  that  defective
        conditions have been corrected.

        On December 24, 1990 and January 21, 1991, the tenant answered  that
        defective conditions still exist.

        On March 8, 1991, the Rent  Administrator  directed  restoration  of
        these services and further ordered a reduction of the  stabilization
        rent.

        In this petition, the owner contends in substance that repairs  have
        been performed.

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

        The record  clearly  shows  that  on  August  19,  1990,  inspection
        disclosed the existence of defective conditions; and that on January 
        21, 1991, the tenant asserted that the services in question have not 
        yet been restored.

        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  clear  and  convincing  evidence  to
        substantiate the contention either while the proceeding was  pending
        before  the  Administrator  or  by  attachment  to   his   petition.






          Docket Number: FD-210040-RO
        Accordingly, based on a preponderance of the evidence the owner  has
        offered insufficient reason to disturb  the  Administrator's  order,
        and it should be affirmed.

        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