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

          APPEAL OF                              DOCKET NO.:               
                                                 GC 210194 RO
                                                 DISTRICT RENT ADMIN.     
                                                 DOCKET NO.:              
                                                 FC 210548 S
               55 REALTY CO.                      
                                                 PREMISES: 55 Winthrop St.
                              PETITIONER      :            Apt. 5J
          ------------------------------------X            Brooklyn, N. Y.  


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

               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 petition.

               The tenant commenced the proceeding below by filing a 
          complaint asserting that the owner had failed to maintain certain 
          services in the subject apartment, including vermin infestation, 
          defective front apartment door, and defective bathroom walls.

               On July 29, 1991, the owner interposed a response which 
          stated, at the present time the building is in receivership and 
          since there are a number of individual complaints pending, an 
          extension of time to answer these complaints is requested. 

               By letter dated August 6, 1991, the Administrator granted a 
          sixty day extension to respond.  The owner failed to interpose a 
          response within the sixty day extension and failed to request an 
          additional extension of time to respond. 

               On January 8, 1992, approximately five months later, an 
          inspection of the subject apartment was conducted by a D.H.C.R. 
          inspector, who confirmed the existence of defective conditions. 

          ADM. REVIEW DOCKET NO.: GC 210194 RO

               The owner filed an answer on February 18, 1992, which stated 
          in substance, that repairs have been performed.  It is noted that 
          the owner failed to submit any evidence to substantiate his 

               Thereafter the Rent Administrator issued an order here under 
          review based on a physical inspection which directed restoration of 
          these services and further ordered a reduction of the stabilized 

               In his petition for administrative review the owner states, in 
          substance, that repairs have been performed.

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

               Although the owner contends that repairs were effectuated, the 
          Commissioner notes that the owner submitted no evidence to 
          substantiate the contention either while the proceeding was pending 
          before the administrator or by attachment to his petition.  
          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. 

               This Order and Opinion is issued without prejudice to the 
          owner's right to file the appropriate application with the Division 
          for a restoration of rent based upon the restoration of services, 
          if the facts so warrant.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code and the Emergency Tenant Protection Act of 1974, it is

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


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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