GB 530055-RO

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

          APPEAL OF                               DOCKET NO.:   
                                                  GB 530055-RO               
              SIERRA ASSETS GROUP LTD.,                
                                                  RENT ADMINISTRATOR'S      
                                                  DOCKET NO.: 
                                  PETITIONER      FE 530193-B


            On February 4, 1992, the above-named petitioner-owner filed a 
            petition for administrative review of an order issued on January 6, 
            1992, by the Rent Administrator, concerning the housing accommoda- 
            tion known as 540 Ft. Washington Avenue, New York, NY, wherein the 
            Administrator ordered a rent reduction upon a finding of a decrease 
            in services building-wide.

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

            This proceeding was commenced by the filing of a complaint of a 
            decrease in services building-wide.  A Division staff member made 
            a physical inspection on August 12, 1991 and reported, among other 
            things:  top floor public areas showed peeling paint and plaster 
            and water stains, water seepage in bulkhead of fifth floor public 
            areas, and uneven flooring of first floor public areas.  The owner 
            was notified of these findings on August 26, 1991 and given an 
            opportunity to repair.

            On October 8, 1991 reinspection of the premises by a Division staff 
            member reported the same defects.  As a result an order reducing 
            the rent for the rent controlled and rent stabilized tenants was 
            issued on January 6, 1992.

            In its PAR, the owner contends that all the services referred to in 
            the Administrator's order are maintained and submits photocopies of 
            snapshots of the affected areas.

          GB 530055-RO

            Several tenants filed answers to the owner's PAR.  One stated that 
            all is satisfactory, others said the conditions complained of have 
            not changed.

            The Commissioner is of the opinion that the owner's petition should 
            be denied.  The snapshots, of which copies were submitted on PAR, 
            are undated and indistinct. Furthermore, the owner makes no 
            allegation that repairs were made before the October 8, 1991 re- 
            inspection.  The owner does not disprove the results of the 
            Division's October 8, 1991 inspection.  Therefore, the Commissioner 
            finds that the Administrator correctly determined that the owner 
            had failed to maintain services and properly reduced the rent. 

            THEREFORE, in accordance with the Rent Stabilization Law and Code, 
            the City Rent Control Law, and the Rent and Eviction Regulations, 
            it is,

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


                                               JOSEPH A. D'AGOSTA
                                               Deputy Commissioner


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