BI 430294 RO

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

          APPEAL OF                              DOCKET NO. BI 430294 RO
                                              :  DRO DOCKET NO.ZAL-430012-B
               ARMAND A. CHIOFALO                     

                                PETITIONER    : 

               On September 28, 1987, the above-named petitioner-owner filed 
          a Petition for Administrative Review against an order issued on 
          September 1, 1987, by the Rent Administrator, 92-31 Union Hall 
          Street, Jamaica, New York, concerning the housing accommodations 
          known as 142 West 4th Street, New York, New York, Various 
          Apartments, wherein the Rent Administrator determined that the 
          owner had failed to maintain services and accordingly reduced the 
          rent of the subject apartments. 

          The Administrative Appeal is being determined pursuant to the 
          provisions of Section 2523.4 of the Rent Stabilization Code and 
          Section 2202.16 of the Rent and Eviction Regulations for New York 

          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 in December 1986, by 
          the filing of a Statement of Complaint of a Decrease in Building 
          Wide Services in which the tenants stated inter alia that the 
          public hallways were dirty and that there was a lack of building 

          In an answer to the complaint filed on January 9, 1987, the 
          owner stated in substance that the superintendent on the premises 
          keeps the building clean, that the front doors are kept locked and 
          that the buzzer system is operable.

          An inspection was held at the subject premises on February 4, 
          1987.  Such inspection disclosed that the public halls were dirty 
          and that the entrance door to the building was unlocked.

          In Order Number ZAL-430012-B, the Rent Administrator 
          determined that, based upon the physical inspection, service 

          BI 430294 RO
          decreases had occurred in the subject premises and reduced the 
          rent to the level in effect prior to the most recent guideline 
          adjustment effective February 1, 1987 for the one rent stabilized 
          tenant joining in the complaint and reduced the rents of all the 
          rent controlled tenants by $6.00 per month effective the first 
          rent payment date following the issuance of the Rent 
          Administrator's Order.

          In this petition, the owner alleges in substance that he was 
          not notified of the proceeding; that the building is kept clean; 
          and that the front doors are kept locked.

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

          With regard to the rent stabilized tenant, 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.

          With regard to the rent controlled tenants, Section 2202.16 
          of the Rent and Eviction Regulations for New York City provides in 
          pertinent part that if the landlord fails to maintain services, 
          the Administrator may order a decrease in the maximum rent in an 
          amount which the Administrator in his discretion may determine.

          In the instant case, the evidence of record including a 
          physical inspection disclosed that service decreases had occurred 
          in the subject apartments.  Accordingly, the Rent Administrator's 
          order was warranted.

          The owner's contentions that the building is kept clean and 
          that the entrance door is kept locked is belied by the report of 
          the agency inspector.  In addition, the owner's contention that he 
          was not notified of the proceeding is belied by the fact that the 
          owner filed an answer to the tenants' complaint.

          This order is issued without prejudice to the owner's filing 
          of an application to restore the rent due to a restoration of 
          services if the facts so warrant.

          THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, and the Rent and Eviction Regulations 

          BI 430294 RO
          for New York City, 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.


                                          ELLIOT SANDER
                                          Deputy Commissioner



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