FL610057RO

                                    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.:   
                                                  FL610057RO  
                                  
                                                  RENT ADMINISTRATOR'S
                F.M.B.S. REALTY CORP./            DOCKET NO.:
                    SHIRLEY UNGER,                FF610019S 

                                                  PREMISES:  
                                                  2523 Aqueduct Ave.
                                                  Bronx, NY
                                   PETITIONER                         
          ----------------------------------x



            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely petition for administrative 
          review of an order issued on November 18, 1991 concerning the 
          housing accommodations relating to the above-described docket 
          number.

          The issue in this appeal is whether the Administrator's order was 
          correct.

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

          This proceeding was commenced on June 3, 1991 by a rent stabilized 
          tenant filing a complaint, asserting that the owner failed to 
          maintain numerous services in the subject apartment.

          On June 7, 1991, the Division transmitted a copy of the tenant's 
          complaint to the owner.

          Thereafter, an on-site inspection of the subject apartment was 
          conducted on October 29, 1991 by a DHCR inspector who reported that 
          the water in the bathroom shower when first turned on came out 
          rusty, that the bathroom window lock is defective, that the













          FL610057RO



          right window lock in the master bedroom is defective, and that the 
          apartment entrance door is defective and loosely aligned.

          The Administrator directed the restoration of services and ordered 
          a reduction of the stabilized rent.

          In the petition for administrative review, the owner contends in 
          substance that all services are being maintained, that the inspec- 
          tion results must be in error, and that "the inspector apparently 
          wrote down whatever the tenant complained [of] and did not check 
          anything out."

          On April 27, 1993, DHCR mailed a copy of the petition to the 
          tenant.

          After careful consideration, the Commissioner is of the opinion 
          that this petition should be denied.

          The Administrator's determination was based upon a staff inspec- 
          tor's report which found defective conditions within the apartment.  
          The owner's petition offered merely self-serving statements and no 
          evidence to refute the inspection results.  Accordingly, the 
          Administrator's determination was in all respects proper and is 
          hereby sustained.


          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is,

          ORDERED, that the petition for administrative review be, and the 
          same hereby is, denied, and that the Administrator's order be, and 
          the same hereby is, affirmed.


          ISSUED:




                                                                         
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner
    

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