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

          APPEAL OF                              DOCKET NO.:              
                                                 BJ 210277 RO          
                                                 RENT ADMINISTRATOR'S    
                                                 DOCKET NO.:                 
                                                 BA 230002 B
          EMIL FRIEDMAN/350 LEFFERTS REALTIES/                            
                            DOV SANDBERG         PREMISES: 350 Lefferts      
                                                 Ave., Brooklyn, N. Y.

                              PETITIONER      : 


               The above-named owner timely filed a petition for 
          administrative review of an order issued on September 3, 1987 
          concerning the housing accommodations relating to the above- 
          described docket number 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 January 5, 1987 by the 
          subject rent-stabilized tenants filing a complaint of a decrease in 
          numerous building-wide services. 

               On January 21, 1987, the Division sent the owner a copy of 
          these tenants' complaints and the owner filed an answer advising in 
          substance that repairs had been initiated and would be completed.  
          This answer was signed by "Dov Sandberg" as owner/management.

          ADM. REVIEW DOCKET NO.: BJ 210277 RO

               On March 12, 1987, the tenants filed a statement with the 
          Division that some defective conditions still exist but the owner 
          had agreed to correct all defects. 

               On April 16, 1987 and June 10, 1987, a Division staff member 
          made physical inspections of the subject building and confirmed the 
          existence of defective conditions.

               Based on the inspection report, the Administrator issued the 
          order hereunder review, reducing the tenants' rent to the level in 
          effect prior to the last rent guidelines increase, effective 
          February 1, 1987 due to the above finding of decreased services, 
          and directing the restoration of services.
               In the petition for administrative review, the owner states in 
          substance that it has "never received any prior notification 
          regarding this proceeding" because the tenants and the 
          Administrator erred in writing the owner's correct address which 
          should be the mailing address of the tenants' rent payments.  
          Attached to this petition is a copy of a cover letter by Dov 
          Sandberg wherein the foregoing quote was taken from and a copy of 
          Dov Sandberg's answer to the complaint in the proceeding below.   

               In answer, various tenants denied the allegations of the 
          owner's petition and otherwise asserted the existence of numerous 
          defective conditions.

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

               Section 2523.4 of the Rent Stabilization Code requires DHCR to 
          reduce the legal regulated rent to the level in effect prior to the 
          most recent guidelines increase, upon application by the tenant, 
          for the period for which it is found that the owner has failed to 
          maintain required services.  Required services are defined by 
          Section 2520.6(r) to include repairs and maintenance. 

               The Commissioner notes that the owner's submissions naming Dov 
          Sandberg show that the owner/manager/agent was properly notified of 
          the tenants' complaint.  The owner thus has not proven lack of 

               Despite the owner's contentions, a review of the evidence of 
          record shows that the Administrator based his determination on the 

          ADM. REVIEW DOCKET NO.: BJ 210277 RO

          entire record, including the proper notification to the owner of 
          the tenants' complaint, the owner's answer to the tenants' 
          complaint in the proceeding below and the April 16, 1987 and June 
          10, 1987 inspection reports which confirmed the tenants' claims in 
          the complaint. 

               Accordingly, the Commissioner finds that the Administrator 
          correctly determined that the owner had failed to maintain services 
          and properly reduced the tenants' rent.

               This Order and Opinion is issued without prejudice to the 
          owner's rights in its rent restoration application (BJ 210007-OR) 
          which was granted on June 17, 1988.

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

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Administrator's order be, and the same hereby 
          is, affirmed.


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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