GD 210205 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.: GD 210205 RO
                                                  
          FOSTER APARTMENT GROUP                  RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: EC 210421 S
                                  PETITIONER            
          ----------------------------------x

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On April 20, 1992 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued April 9, 1992. The order concerned housing 
          accommodations known as Apt 6C located at 1360 New York Ave., 
          Brooklyn, N.Y.  The Administrator ordered a rent reduction for 
          failure to maintain required services.  

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               The tenant commenced this proceeding on March 9, 1990 by 
          filing a Statement of Complaint of Decrease in Services wherein he  
          alleged the following services deficiencies:

                    1.   Defective refrigerator,

                    2.   Stove in need of replacement,

                    3.   Door lock needs to be replaced.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on May 4, 
          1990  and stated that the refrigerator was functioning properly, 
          that the stove was replaced and that the door lock was also 
          replaced.
           
               The Administrator ordered a physical inspection of the subject 
          apartment.  The inspection was conducted on March 13, 1992 and 
          revealed the following:

                    1.   Freezer temperature at 36 degrees and fresh food 
                         compartment temperature at 59 degrees.

          The inspector also reported that the stove and oven were operating 
          properly and that the entry door lock was also functioning 












          GD 210205 RO

          properly.

               The Administrator issued the order here under review on April 
          9, 1992 and ordered a rent reduction of an amount equal to the most 
          recent guideline adjustment based on the report of the inspector.  
           
               On appeal the owner states that the refrigerator was changed 
          on April 7, 1992 and is working properly.  The owner attached a 
          copy of a work ticket for the new refrigerator, signed by the 
          tenant and dated April 7, 1992.  The tenant did not file a 
          response.
            
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The relevant inquiry which the Commissioner must make in 
          deciding this administrative appeal is whether the Administrator 
          correctly issued the order here under review based on the evidence 
          contained in the record at the time of issuance.  The Commissioner 
          finds that the Administrator was correct.  It is settled law that 
          the report of a DHCR inspector is entitled to great probative 
          weight and the Administrator was correct to rely on that report.  
          The Commissioner notes that the owner did not submit any evidence 
          to the Administrator regarding repairs and the work ticket for this 
          refrigerator submitted for the first time with the petition refers 
          to an installation made more than two years after the complaint was 
          filed.

               Pursuant to 9 NYCRR 2523.4 a tenant may apply to the DHCR for 
          a rent reduction and the Division is required to reduce the rent 
          upon a finding that services are not being maintained.  Repairs and 
          maintenance fall within the definition of required services 
          pursuant to 9 NYCRR 2520.6(r).  The Commissioner finds that the 
          Administrator determined this matter based on the entire record 
          including the results of the on-site physical inspection conducted 
          on March 13, 1992.  The order here under review is affirmed.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is
           
               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.

          ISSUED:


                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
                                   
    

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