BH 410317 RT

                                  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
          APPEAL OF                              DOCKET NO. BH 410317 RT
                                              :  DRO DOCKET NO. ZAL 410692-S
               SALLY AND ROY MARINE                     

                                PETITIONERS   : 
          ------------------------------------X 

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 25, 1987, the above-named petitioner-tenants  filed
          a Petition for Administrative Review against an  order  issued  on
          July 23, 1987, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, New York, New York, concerning the housing accommodations 
          known as 245 East 63rd Street, New York, New York,  Apartment  No.
          812.

               The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code.

               The issue herein is whether the  Rent  Administrator's  order
          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 issue raised by the administrative appeal.  

               This proceeding was  originally  commenced  on  December  21,
          1986, by the filing of an Individual Tenant Statement of Complaint 
          in which the tenants stated in substance that on a daily basis for 
          over three years the tenant in the  apartment  directly  over  the
          subject apartment has been making intolerable  noise  -  furniture
          scraping,  loud  piano  playing,  group   singing,   dancing   and
          screaming.  It was established that the tenants herein and  others
          had complained to the police, the owner, the managing  agent,  the
          doorman, and  the  City  Department  of  Environmental  Protection
          concerning this problem.  In addition, it was established that the 
          owner had initiated a civil court proceeding against the offending 
          tenant due to the excessive noise and  that  such  proceeding  was
          settled on  September  10,  1986  by  a  stipulation  wherein  the
          offending tenant agreed not to make  loud  noises.   However,  the
          tenants herein stated that the offending tenant has  continued  to
          make intolerable noises contrary to the stipulation.

               In Order ZAL 410692-S, the Rent Administrator determined that 
          a rent reduction based on a service decrease was not warranted.

               In this petition, the tenants allege in substance that as 








          BH 410317 RT

          established by their complaint and numerous items  of  documentary
          evidence submitted in support  thereof,  a  service  decrease  has
          occurred  and  that  the  Rent  Administrator's  order  should  be
          reversed.

               The Commissioner is of the opinion that this petition  should
          be denied.

               Section 2523.4 of the Rent  Stabilization  Code  provides  in
          pertinent part that 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.

               In the instant case the excessive noise made by the tenant in 
          the apartment directly over the  subject  apartment  not  done  in
          collusion with the owner, does not amount to  a  service  decrease
          pursuant to Section 2523.4.  Accordingly the Rent  Administrator's
          order was warranted.

               This order is issued without  prejudice  to  any  action  the
          tenants may bring in a court of competent  jurisdiction  regarding
          the fact that the excessive noise may be a breach of the  warranty
          of habitability.

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

               ORDERED, that this petition for administrative review be, and 
          the same hereby is, denied,  and,  that  the  order  of  the  Rent
          Administrator be, and the same hereby is, affirmed.

          ISSUED



                                                                        
                                          ELLIOT SANDER
                                          Deputy Commissioner




                                                    
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