BA 230007 RO
                                  STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                            DOCKET NO.: BA 230007 RO

               Yusuf S. Adam                   DISTRICT RENT ADMINISTRATOR
                                               DOCKET NO.: ZKCS 000231 OR



               On January 5, 1987 the above-named petitioner-owner filed  a
          Petition for Administrative Review against  an  order  issued  on
          December 5, 1987 by the Administrator, (Gertz  Plaza)  concerning
          housing accommodations known as 1960 East 8th  Street,  Brooklyn,
          New York, various apartments.

               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.

               On October 9, 1985, the subject owner filed a application to 
          Restore Rent of the Controlled and  Stabilized  apartments  which
          had been reduced because of its failure to maintain services.

               On October 6, 1986 a  physical  inspection  of  the  subject
          premises was conducted by the Division of Housing  and  Community
          Renewal (DHCR).  The inspector's report  revealed  that  most  of
          the services for which the rents had been reduced  were  restored
          except the bell and buzzer system was defective  and  inoperable;
          and that the first floor hall windows lower sash was broken.

               On December 5, 1986, the District Rent Administrator  denied
          the owner's application to restore the rent of the Controlled and 
          Stabilized apartments  based  on  the  inspector's  report  which
          disclosed that the  owner  had  not  restored  all  the  required

               In its petition the owner contends, in substance,  that  the
          required services were restored except the bell and buzzer system 
          since 16 out of the 19 tenants had submitted signed statements in 
          the  proceeding   below   requesting   that   said   service   be
          discontinued; and that the first floor hall window lower sash was 
          not cited in the  Administrator's  order  as  one  of  the  items
          needing repair.

               The Commissioner is of the opinion that this petition should 
          be granted in part.

               A review of the record before  the  Administrator  discloses

          BA 230007 RO
          that several tenants submitted answers stating that the bell  and
          buzzer system is a nuisance, and  thus  said  service  should  be
          terminated; and that the broken first  floor  hall  window  lower
          sash was not one of the items for  which  the  Administrator  had
          previously reduced the rent.  The Commissioner is of the  opinion
          and finds that the bell and buzzer  system  is  a  building  wide
          security service provided by the  owner.   The  tenants'  request
          with respect to  the  discontinuance  of  this  system  does  not
          relieve the owner of its obligation to provide this service since 
          it would violate current and future tenants' rights as  protected
          by the Law and  Code.   However,  upon  the  owner's  filing  the
          instant rent restoration application, it  was  improper  for  the
          Administrator to direct the owner to repair  any  defective  item
          which was  not  cited  in  the  original  rent  reduction  order.
          Therefore,  the  Administrator's  order  should  be  modified  by
          deleting that portion of the order requiring the owner to  repair
          the broken first floor hall window lower sash.   Moreover,  since
          the owner had restored all other items, with the exception of the 
          bell and buzzer system, the rents of  the  controlled  apartments
          should be partially restored by $19.00 per month, effective as of 
          the issuance date of the Administrator's order, December 5, 1987.

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

               ORDERED, that this petition for  administrative  review  be,
          and the same hereby is granted in part; and that the order of the 
          Rent Administrator be and the same hereby is modified by deleting 
          that portion thereof directing the  owner  to  repair  the  first
          floor hall windows lower sash; that the maximum  legal  rents  of
          the rent controlled apartments are hereby  increased  by  $19.00,
          effective December 5, 1987 for the reasons hereinabove  specified
          and that as so modified said order be  and  the  same  hereby  is

          Note: The tenants may pay any arrears in rent resulting from this 
          order in 36 equal monthly installments.

                                             ELLIOT SANDER
                                             Deputy Commissioner


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