ADM. REVIEW DOCKET NOS.: BJ 420195 RT ET AL.

                 
                                  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 NOS.:                
                                                 BJ 420195 RT;
                                                 BJ 420196 RT;
                                              :  BJ 420197 RT;
                                                 BJ 420198 RT;               
                                                 BJ 420199 RT
                                                                          
                                                 DRO ORDER NO.:
                                                 BA 430042 B 
              VARIOUS TENANTS
                              PETITIONER      : 
          ------------------------------------X                             

          .ORDER AND OPINION DENYING TENANTS' PETITIONS FOR ADMINISTRATIVE
                                       REVIEW

               The above-referenced petitioner tenants filed timely Petitions 
          for Administrative Review (PARs) against an order issued on 
          September 15, 1987, by the Rent Administrator at Gertz Plaza, 
          Jamaica, New York, concerning the housing accommodations known as 
          127 Ludlow Street, New York, N.Y., wherein the Administrator 
          determined the tenants' complaint of a reduction of several 
          building-wide services.

               The challenged order reduced the tenants' rents based on the 
          results of an inspection conducted on March 11, 1987 that disclosed 
          that public areas required cleaning and that the bell/buzzer system 
          was not working.

               The tenants filed identical administrative appeals requesting 
          additional rent reductions for other conditions cited in their 
          complaint, as more fully set forth below.

               After careful consideration, the Commissioner is of the 
          opinion that the petitions should be denied. 

               The applicable law is Section 2202.16 of the Rent and Eviction 
          Regulations.

















          ADM. REVIEW DOCKET NOS.: BJ 420195 RT ET AL.

               The tenants' request for additional rent reductionS reflecting 
          the removal of the vestibule bell/buzzer system would be 
          duplicative of rent reductions granted for the defective 
          bell/buzzer system found on inspection.

               No infestation was found in the public areas at the time of 
          inspection.  As the need for extermination service was not 
          established, no rent reductions were warranted, notwithstanding 
          that exterminator service was provided periodically in the past. 

               The tenants acknowledged in the complaint that a light fixture 
          in the front of the building had never been provided as a service. 
          Nor did the tenants establish a violation of the City Building or 
          Housing Maintenance Codes.  Consequently, no rent reductions were 
          warranted for this complaint.

               This order is issued without prejudice to the tenants' rights 
          to apply for rent cuts for current service reductions or violations 
          of record of City codes. 

               THEREFORE, in accordance with the provisions of the City Rent 
          Control Law and the Rent and Eviction Regulations, it is

               ORDERED, that the tenants' petitions be and the same hereby 
          are, denied and that the Administrator's order be and the same 
          hereby is affirmed.

          ISSUED:


                                                                        
                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner




                                                    

    

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