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-420315-RO
                                              :                        
                    S.J. LANDAU CORPORATION,  :   RENT ADMINISTRATOR'S
                                              :   DOCKET NO.: AL-410150-S
                                              :                     
                                PETITIONER    :   
          ------------------------------------X


             ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


               On August 14, 1987, the above-named owner-petitioner filed a 
          Petition for Administrative Review of an order issued on July 31, 
          1987 by the Rent Administrator, 92-31 Union Hall Street, Jamaica, 
          NY, concerning the housing accommodation known as 990 Sixth Avenue, 
          Apt. 19B, New York, NY, wherein the Administrator ordered a rent 
          reduction based on a finding of a decrease in services.

               The issue in this appeal is whether the 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 issues raised by the administrative appeal.  

               This proceeding was commenced on December 2, 1986 by the 
          subject rent stabilized tenants filing an individual complaint of 
          decrease in services alleging, among other things, that the windows 
          were not properly maintained (no window treatments or cleaning); 
          that the foyer light was too close to the apartment entrance door; 
          and, that there was no electrical outlet in the bedroom.

               On January 1, 1987, the Division sent the owner a copy of the 
          complaint and the owner filed an answer advising that window shades 
          were being supplied and the tenants could arrange to have their 
          windows cleaned at a charge; and that, as to the foyer light and 
          bedroom outlet, the tenants were asked to contact the 
          superintendent about construction errors, and repairs to such items 
          would be made by the super or the construction trades if reported.













          BH-420315-RO


               On March 24, 1987, a Division staff member made a physical 
          inspection of the subject apartment and reported, among other 
          things, that there was a cracked window in the bedroom; that the 
          foyer light was too close to the apartment entrance door (i.e. the 
          door hit, and broke, the bulb when opened); and that there was 
          neither a receptacle nor a cover plate for the bedroom electrical 
          outlet and no appliances could be plugged into it.

               On July 31, 1987, the Administrator issued the order hereunder 
          review, reducing the tenant's rent to the level that was in effect 
          prior to the last rent guidelines increase, effective February 1, 
          1987, based on a finding of a decrease in services, citing the 
          above-mentioned items in the inspector's report.

               In the petition for administrative review (PAR), the owner 
          again states that the tenants were asked to inform the super about 
          any defective conditions whereupon repairs would have been made by 
          either the super or the building trades, and all problems were 
          remedied many months ago and reflect normal problems confronted by 
          first tenants in a new building.

               The tenants did not file an answer to the owner's PAR.

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

               Pursuant to Section 2523.4 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 
          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.
               
               Review of the evidence of record shows that the Administrator 
          based his determination on the entire record, including the results 
          of the Division's March 24, 1987 inspection report which 
          identified, and corroborated, the tenants' claims in the complaint.  
          Therefore, the Commissioner finds that the Administrator correctly 
          determined that the owner had failed to maintain services and 
          properly reduced the tenant's rent.

               The assertion that the tenants were asked to inform the super 
          about defective conditions to facilitate repairs does not establish 
          error.  The record discloses that the Division forwarded the 
          tenants' complaint to the owner on January 7, 1987, affording the 
          owner notice of the conditions cited in the order.  As such the  
          BH-420315-S









          owner had six (6) months in which to make repairs prior to the 
          issuance of the order appealed from.
             
               The further claim that the problems were remedied many months 
          ago was not substantiated in the proceeding before the 
          Administrator and therefore fails to refute the inspector's 
          findings to the contrary.

               The Division's records reveal that the owner's rent 
          restoration application was filed on September 21, 1992 and is 
          currently pending (DRO Docket No. GI-410196-OR).  The rent 
          reduction remains in effect until an order restoring rent is issued 
          by the DHCR.

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

          ISSUED:



                                                                           
                                             JOSEPH A. D'AGOSTA
                                             Acting Deputy Commissioner
                                          


               
















                                          






    

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