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

          APPEAL OF                               DOCKET NO.: DC430328RO  
          Sub-Partners Group                      RENT ADMINISTRATOR'S
          c/o Barry S. Rubin,                     DOCKET NO.: CD430055B

                                  PETITIONER      PREMISES: 
                                                  416 West 47th St.
                                                  New York, NY    


               The above-named petitioner filed a timely petition for 
          administrative review against an order issued on March 13, 1989  
          concerning the housing accommodations relating to the above- 
          described docket number.

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

               Various tenants commenced this proceeding on April 18, 1988 by 
          filing a complaint asserting that the owner had failed to maintain 
          certain services in the subject building.

               In an answer filed on June 10, 1988, the owner denied the 
          allegations in the complaint and otherwise asserted in substance 
          that services are being provided and maintained.

               On November 25, 1988, a physical inspection of the subject 
          building was conducted by a DHCR staff member who confirmed that 
          the rear basement door was broken and was propped up with a metal 
          pipe; the basement had loose wires and debris.

               By an order dated March 13, 1989,  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 the services were restored; that the remaining 
          defective conditions found by inspection were de minimisOn March 17, 1992, DHCR mailed a copy of the complaint to the 

          Thereafter, a physical inspection of the building was conducted on 
          October 26, 1992 by a DHCR staff member who confirmed that the 

          lighting in the public hallways was inadequate.

          By an order dated December 4, 1992, the Administrator directed the 
          restoration of services and ordered a rent reduction.

          In the petition for administrative review, the owner contends in 
          substance that completed repairs were verified by DHCR on December 
          8, 1992 and that the complaining tenant no longer lives in the 
          building. The owner submitted no evidence to substantiate said date 
          of repairs or the tenant's non-residence in the building. 

          On March 8, 1993, DHCR mailed a copy of the petition to the tenant.

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

          Pursuant to Section 2523.4 of the Rent Stabilization Code, DHCR is 
          authorized to order a rent reduction upon application by a tenant 
          where it is found that an owner has failed to maintain required 
          services. The petition does not establish any basis to revoke or 
          modify the Administrator's determination based on the October 26, 
          1992 ins

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