BJ110264RO;  BJ310002RT                                  

                                    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
          APPEALS OF                              DOCKET NOS.:              
BJ110264RO;  BJ310002RT
               FRESH MEADOWS ASSOCIATES,

                          Petitioner-Owner
              
                         and

          FRESH MEADOWS TENANTS ASSOCIATION,      RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                          Petitioner-Tenants      AK110088B
          ----------------------------------x



              ORDER AND OPINION DENYING OWNER'S AND TENANTS' PETITIONS
                              FOR ADMINISTRATIVE REVIEW
                                          

          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on September 10, 1987, concerning 
          the housing accommodations known as The Fresh Meadows Complex, 
          Queens, New York, wherein the Rent Administrator determined that 
          certain conditions found in the playground areas constituted 
          services decreases.

          The above-named tenants also filed a petition for administrative 
          review challenging the Rent Administrator's determination.

          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 petitions.              

          The tenants commenced these proceedings by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject complex.  

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.













          BJ110264RO;  BJ310002RT                                  




          Thereafter, an inspection of the subject premises was conducted by 
          a Division of Housing and Community Renewal (DHCR) inspector who 
          confirmed that the Area C playground black-top surface and the 
          basketball court had numerous cracks.

          The Rent Administrator directed the owner to restore the services 
          to the required level, but did not order rent reductions.

          In its petition for administrative review, the owner, in substance,  
          reiterates arguments below that the cracks were a normal occur- 
          rence, did not represent a hazardous condition, and did not 
          constitute a services reduction.

          In their petition, the tenants contend that the order should have 
          reflected that most of the playground and basketball courts, des- 
          ignated Areas A, B and C, exhibited disintegration and cracking, 
          and that the order should have treated the facilities on a complex- 
          wide basis and required the owner to resurface and repair all 
          recreational facilities, as needed.

          The owner's petition does not establish any basis for modifying or 
          revoking the Rent Administrator's order, which determined that the 
          owner was not maintaining certain required services based on a 
          physical inspection confirming the existence of defective condi- 
          tions in the subject premises.

          As to the tenants' request that resurfacing and repair of the 
          recreational areas should have been ordered complex-wide, rather 
          than in a limited area, the Commissioner notes that the Rent 
          Administrator's determination was based on the impartial observa- 
          tions of the DHCR inspector, which were entitled to, and afforded, 
          great weight.

          The tenants' suggestion that the owner landscape and introduce 
          matting in the playground areas constitutes a request for new addi- 
          tional services, not pertinent to services reduction proceedings. 


          THEREFORE, in accordance with the provisions of the Rent Stabiliza- 
          tion Law and Code, and the Emergency Tenant Protection Act of 1974, 
          it is














          BJ110264RO;  BJ310002RT                                  

          ORDERED, that these petitions be, and the same hereby are, denied, 
          and that the Rent Administrator's order be, and the same hereby is, 
          affirmed.


          ISSUED:



                                                                           
                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          
                           
                                     
                                     
                                     
                                     
                                     
                                     
                                     






    

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