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

          APPEAL OF                              DOCKET  NO.:  BC  210033-RO
                                                 DISTRICT RENT      
                                              :    ADMINISTRATOR'S    DOCKET
                                                 NO.: AE 230047-B      
            TRUMP MANAGEMENT, INC.,                                      

                                 PETITIONER   :  


               On March 6, 1987, the above-named  petitioner-owner  filed  a
          Petition for Administrative Review of an order issued on  February
          25, 1987, by the District Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning housing accommodations known 
          as  1483  Shore  Parkway,   Brooklyn,   New   York   wherein   the
          Administrator  directed  the  restoration  of  services,   further
          finding that a rent reduction based thereon was warranted. 

               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 by the administrative appeal.  

               On May 16, 1986 the tenant of Apartment 3G filed a  complaint
          of a reduction in services further seeking a rent reduction  based
          thereon.  The tenant questioned, among other items,  the  security
          of the building.

               In response, the owner contended, among  other  things,  that
          the building was secure.  

               On December 9, 1986 a  physical  inspection  of  the  subject
          building was  conducted  by  the  DHCR.   The  inspector's  report
          confirmed  that  there  was  inadequate  building  security;   the
          entrance door (vestibule door) was missing the bottom  panel;  and
          the lock could be opened through this hole; and that the  basement
          door was missing a lock and could  be  opened  from  the  outside.
          Part of the door check also was missing. 

               On February 25, 1987 the District Rent  Administrator  issued
          the order here under review, finding that a diminution of services 
          had occurred and reducing the tenant's rent to the level in effect 
          prior to the last rent guidelines increase commencing  before  the
          effective date of the order. 

               In its petition, the owner contends that the items for  which
          the rent reduction was ordered were not  items  contained  in  the

          ADM. REVIEW DOCKET NO.: BC 210033-RO 
          tenant's complaint; that the tenant had  set  forth  no  cause  of
          action; that the owner had answered the tenant's  complaints;  and
          that the owner was never advised of any allegations concerning the 
          vestibule and basement door.

               The Commissioner is of the opinion that the owner's  petition
          should be denied.

               Section 2523.4 of the Rent Stabilization  Code  provides,  in
          pertinent part, that a tenant may apply to the Division of Housing 
          and  Community  Renewal  (DHCR)  for  a  reduction  of  the  legal
          regulated rent to the level in effect prior  to  the  most  recent
          guidelines adjustment, and DHCR shall so reduce the rent  for  the
          period for which it is found that the  owner  failed  to  maintain
          required services.

               In the instant case, a review of the record,  which  includes
          the results of a physical  inspection  conducted  at  the  subject
          premises, reveals that the owner failed to maintain services. 

               The tenant's complaint was sent to the owner on May 27, 1986, 
          and acknowledged by the owner in his answer of June 16, 1986.  The
          tenant's complaint questioned the adequacy of the security of  the
          building.  Vestibule and basement doors that  permit  access  from
          the outside are clearly a breach of the building's  security,  and
          such breach continued at the time of the inspection  in  December,
          1986.  The issuance of an order  of  rent  reduction  was  proper,
          based on the inspection.    

               The Commissioner notes that an application for restoration of 
          rent based on a restoration of services was granted to  the  owner
          following 3 denials, on November 16, 1990. 

               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 District Rent Administrator's order  be,  and  the
          same hereby is, affirmed. 


                                          ELLIOT SANDER
                                          Deputy Commissioner


          ADM. REVIEW DOCKET NO.: BC 210033-RO 


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