STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                               DOCKET NO.:
                 35 REALTY CORPORATION,
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     GA410414S


          On May 15, 1992, the above-named petitioner-owner filed a petition 
          for administrative review (PAR) of an order issued on April 29, 
          1992, by the Rent Administrator, concerning the housing accommoda- 
          tion known as 35 Thayer Street, New York, New York, Apartment 2-F, 
          wherein the Administrator determined that the maximum legal rent 
          for the subject rent controlled apartment should be reduced by 
          $8.00 per month based upon a diminution of services.  The 
          Administrator's order was based upon an inspection held on March 
          31, 1992.  The inspection showed that the refrigerator freezer 
          temperature was not being maintained.  The Rent Administrator also 
          directed restoration of all services.

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

          The issue herein is whether the Rent Administrator properly reduced 
          the rent of the subject rent controlled apartment.

          On appeal, the petitioner-owner averred that it was never afforded 
          an opportunity to respond to the tenant's complaint because it 
          never received a copy of the complaint in the proceedings below.

          The petition was served on the tenant on June 4, 1992.  The tenant 
          answered the petition on June 20, 1992, alleging that the owner did 
          not satisfactorily correct the refrigerator problem before the 
          issuance of the Rent Administrator's order.


          After a careful consideration of the entire evidence of record the 
          Commissioner is of the opinion that the administrative appeal 
          should be denied.

          Pursuant to Section 2202.16 of the Rent and Eviction Regulations 
          for New York City, the Administrator may order a decrease in the 
          maximum rent based on a finding that there has been a decrease in 
          the dwelling space, essential services, furniture, furnishings or 
          equipment required to be provided.

          The record shows that a Notice and Transmittal of Tenants' com- 
          plaint was mailed to the owner on February 4, 1992 at the owner's 
          correct address and that the owner failed to submit an answer 

          The Commissioner finds that the Administrator based her determina- 
          tion on the entire record including the results of the on-site 
          physical inspection described above.  The order here under review 
          was correctly issued and is, therefore, affirmed.

          THEREFORE, in accordance with the provisions of the Rent and 
          Eviction Regulations for New York City, it is,

          ORDERED, that this petition be, and the same hereby is, denied, and 
          that the Administrator's order be, and the same hereby is, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner

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