Adm. Review Docket Number: BJ 410210-RO
                                 STATE OF NEW YORK
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

        APPEAL OF                              DOCKET NO.: BJ 410210-RO  
             GENERAL REALTY GROUP,             DRO DOCKET NO.:              
                                                           ZBB 430040-B
                          PETITIONER-OWNER  :  TENANT: VARIOUS TENANTS

        On October 20, 1987, the above-named petitioner filed a Petition for 
        Administrative Review against an order issued on September 15,  1987
        by the Rent Administrator, 92-31 Union  Hall  Street,  Jamaica,  New
        York concerning the housing accommodations  known  as  146  Attorney
        Street, New York,  New  York,  wherein  the  Administrator  found  a
        decrease in services and reduced the rent.

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

        This proceeding was commenced on February 7, 1987 when  the  tenants
        filed a complaint of a decrease in building-wide services,  alleging
        among other things, that there was no superintendent.   The  tenants
        requested a reduction in rent.
        A copy of the complaint was sent to the owner (The  Kinsey  Co.)  on
        February 27, 1987.  The owner did not respond.

        On April 21, 1987, a staff member of the DHCR conducted  a  physical
        inspection of the subject premises  and  reported  that  the  public
        areas needed cleaning and no janitorial services were provided.

        On September 15, 1987, the Administrator issued the order here under 
        review, finding, based on the foregoing inspection, that  there  had
        been a decrease in services, and reducing the rent to the  level  in
        effect prior to the last rent guideline increase.

        In the appeal, the owner requests reversal of the order and contends 
        that the tenants' complaint should be dismissed.  The  owner  states
        that it is arbitrary to conclude on  the  basis  of  one  inspection
        which  found  that  the  public  areas  required  cleaning  that  no
        janitorial services were provided.

        Although afforded the opportunity to do  so,  the  tenants  did  not
        reply to the petition.

        The Commissioner is of the opinion  that  this  petition  should  be

        Adm. Review Docket Number: BJ 410210-RO
        Pursuant to Section 2523.4(a) of  the  Rent  Stabilization  Code,  a
        tenant may apply for a reduction of the legal regulated rent and the 
        DHCR shall so reduce the rent for the period for which it  is  found
        that the owner has failed to maintain required services  as  defined
        in Section 2520.6(r) to include repairs and maintenance.

        While the owner questions the conclusion drawn from the  inspection,
        it does not dispute the  finding  that  the  public  areas  required
        cleaning.   Accordingly,  the  Commissioner  finds  that  the   Rent
        Administrator properly determined  that  the  owner  had  failed  to
        maintain services based on the evidence  of  record,  including  the
        results of the physical inspection  of  the  subject  premises,  and
        correctly  reduced  the   rent   of   the   subject   accommodation.
        Furthermore, the Commissioner notes  that  the  Administrator  could
        have based the rent reduction on the owner's default, for  which  no
        excuse has been offered on appeal.

        THEREFORE, in accordance with the Rent Stabilization Law  and  Code,
        it is

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

        FURTHER ORDERED, that the owner shall immediately refund all  excess
        rent arising as a result of this order, or the  tenants  may  credit
        such excess rent up to the total  amount  of  each  succeeding  rent
        payment until the excess has been recovered in full.

        Upon a restoration of services the owner may separately apply for  a
        rent restoration.


                                        ELLIOT SANDER
                                        Deputy Commissioner


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