ADM. APPEAL DOCKET NO.: BC - 210161 RO
                                  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 APPEAL
          APPEAL OF                              DOCKET NO.:               
                                                 BC - 210161 RO   
                                              :
                                                 DRO ORDER NO.:           
                                                 K - 002367 - B           
              BEACH REALTY CO.               
                                                  

                              PETITIONER      : 
          ------------------------------------X                             

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On March 16, 1987, the above-named petitioner-owner filed an 
          Administrative Appeal against an order  issued  on  February  11,
          1987, by  the  District  Rent  Administrator,  92-31  Union  Hall
          Street, Jamaica, New York, concerning the housing  accommodations
          known as 3093 Brighton 4th Street, Brooklyn,  New  York,  various
          apartments.

               The issue herein is whether the District Rent  Administrator
          properly reduced the rent of the various apartments based upon  a
          reduction in services.

               On   appeal,   the   petitioner-owner   alleged   that   the
          deficiencies noted in the tenants' complaint were minor  isolated
          occurrences that  can  appear  in  the  maintenance  of  a  large
          building and that it had made all necessary repairs.     

               After a careful consideration  of  the  entire  evidence  of
          record the Commissioner is of the opinion that the administrative 
          appeal should be denied.

          Pursuant to Section 2523.4(a) of the Rent Stabilization Code, 

                    A tenant may apply to the DHCR for a reduction 
                    of the legal regulated rent to the level in 
                    effect prior to the most recent guidelines 
                    adjustment, 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.

           


          Required services are defined in  Section  2520.6(r)  to  include
          repairs and maintenance.

               The Commissioner finds that the Administrator properly based 
          his determination on the results of an impartial inspection which 






          ADM. APPEAL DOCKET NO.: BC - 210161 RO
          bears  greater  probative  value  than   the   self-serving   and
          unsupported allegations  of  the  owner;  and  that  pursuant  to
          Section 2523.4(a) of the Code, the Administrator was mandated  to
          reduce the rent upon determining that the  owner  had  failed  to
          maintain services.

               The Commissioner notes that the petitioner's  statements  at
          PAR constitute an admission that many of the conditions that gave 
          rise to the rent reduction were conditions that existed prior  to
          the DHCR inspection.

               The Commissioner rejects the petitioner's assertion that the 
          conditions found were not rent reducing items.

               Moreover, the tenants are entitled to all services  provided
          on the base date or thereafter.   Broken  window  sashes,  broken
          intercom directory glass, outdated  intercom  directory,  cracked
          windowpanes, et  al.  are  not  conditions  that  occur  normally
          despite ongoing maintenance or which would be addressed  as  part
          of periodic maintenance. 

               The Commissioner further notes that on March 16,  1987,  the
          owner filed an owner affirmation of compliance  stating  that  it
          has restored those services set forth in the order issued by  the
          District Rent Administrator dated February 11, 1987. 

               Accordingly, the Commissioner finds that the  District  Rent
          Administrator properly determined that the owner  had  failed  to
          maintain services, and correctly reduced the rent of the  subject
          accommodation.

               This Order and Opinion is issued without  prejudice  to  the
          owner's right  to  file  the  appropriate  application  with  the
          Division for a restoration of rent based upon the restoration  of
          services, if the facts so warrant.

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

          ISSUED:





                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner 








          ADM. APPEAL DOCKET NO.: BC - 210161 RO