Adm. Review Docket No.: FD 210221-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.:  FD  210221-RO
                                            :  
             S.P.    MANAGEMENT,                     DRO    DOCKET     NOS.:
                                               EG 210089-OR, CE 210082-S
                              PETITIONER    : 
        ------------------------------------X                           
          
           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

        On April 12, 1991,  the  above-named  owner  filed  a  Petition  for
        Administrative Review of an order issued on February  20,  1991,  by
        the Rent Administrator of the Gertz Plaza,  Jamaica,  District  Rent
        Office concerning the housing accommodations relating to t e  above-
        described docket number.  

        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 defective conditions upon  which  an
        order was issued reducing the rent have been  corrected,  warranting
        restoration of the legal regulated rent.

        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 July 12, 1990, the owner commenced this proceeding by  filing  an
        application to restore rent based on the restoration of services.

        In its answer filed on  August  16,  1990,  the  tenant  denied  the
        allegations set  forth  in  the  owner's  application  or  otherwise
        asserted that the defective conditions still exist.

        Thereafter on  January  24,  1991,  an  inspection  of  the  subject
        housing accomodation was  conducted  by  a  D.H.C.R.  inspector  who
        confirmed that services had not been restored.

        The Rent Administrator denied  on  February  20,  1991  the  owner's
        application and continued the rent reduction in effect.

        In this petition, the owner contends in substance that services  had
        been restored as of June 1, 1990.

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

        Although the owner contends that services  were  restored  prior  to
        the issuance of the Administrator's order,  the  Commissioner  notes
        that the owner submitted insufficient evidence to  substantiate  the
        contention either  while  the  proceeding  was  pending  before  the
        Administrator or by attachment to its petition.  The record  clearly







        Adm. Review Docket No.: FD 210221-RO
        shows that the inspection before the order's issuance  reported  the
        continuing   decreased   services.    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