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

          APPEAL      OF                                   DOCKET      NO.:
                                                 BJ 630093 RO   
                                                 DRO       ORDER       NO.:
                                                 BB                610801-S
               MODRAY REALTY, INC                                      

                              PETITIONER      : 

                                       IN PART

               On October 26,  1987  the  above-named  petitioner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          September 25, 1987 by the Rent Administrator of the Gertz  Plaza,
          Jamaica,   District   Rent   Office,   concerning   the   housing
          accommodations known as Apartment No. 2C, 2205  Davidson  Avenue,
          Bronx, New York 10453.

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

               The issue herein is whether there was a decrease in services 
          warranting reduction of the legal regulated rent. 

               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.  

               On March 20, 1987 the tenant filed a complaint  of  decrease
          in services, alleging the following:  Building not  kept  up,  no
          doorbell, rats all over the apartment  and  building,  inadequate
          heat, and ceiling falling in bathroom. 

               In its answer, dated April 26, 1987, the owner responded  to
          the above complaint by stating that it took over the building  in
          1987 as mortgagee, that the building is well kept up, that  there
          are no rats and heat is adequate in accordance with law, that the 

          tenant gave no notice of the complained of conditions  and  owner
          has not been able to verify the claim of falling ceiling, that if 
          such condition exists it will be repaired, that such condition is 
          probably  the  fault  of  the  upstairs  tenant,  and  that   the
          apartments have not had doorbells for more than 15 years.    

               On July 15,  1987  a  physical  inspection  of  the  subject
          housing  accommodation  was   conducted   by   the   DHCR.    The

          ADM. REVIEW DOCKET NO.: BJ 630093 RO
          inspector's  report  confirmed  the  existence  of  some  of  the
          complained of conditions, specifically, nonworking  doorbell  and
          cracked ceiling and bulging water damaged walls in the  bathroom.

               On September 25, 1987,  the  Rent  Administrator  issued  an
          order based on the report of the  physical  inspection,  reducing
          the legal regulated rent by the percentage  of  the  most  recent
          guidelines adjustment for  the  tenant's  lease  which  commenced
          before May  1,  1987,  the  effective  date  of  the  order,  and
          directing the owner to refund to the tenant all amounts collected 
          in  excess  of  the  reduced  rent  since  the  above   mentioned
          effective date.   

               In its petition, the owner contends that the order should be 
          reversed because the repairs to the bathroom  ceiling  and  walls
          have been made, that the individual apartment  doorbell  has  not
          operated since at least 1970 and is not a  service,  and  that  a
          rent reduction for a nonworking doorbell is unfair. 

               Subsequent to the filing of the petition the owner submitted 
          a statement from the tenant  that  all  repairs  have  been  made
          although the date of repair was not specified,  that  the  tenant
          agrees that the doorbell is not a service and that her  complaint
          is withdrawn. 

               The Commissioner is of the opinion that this petition should 
          be granted in part. 

               The physical inspection report disclosed the  complained  of
          conditions existed and  the  Commissioner  finds  that  the  rent
          reduction was warranted. 

               The owner's assertions corroborated  y  the  tenant's  post-
          order statement that repairs were made warrant a  restoration  of
          the rent effective April 1, 1988,  the  first  rent  payment  day
          after the date of the tenant's statement of repair.

               If the owner has already complied with  the  Administrator's
          Order and, as a result of the instant  determination,  there  are
          arrears due to the owner from the tenant, the tenant may pay  off
          the arrears in twelve equal monthly installments during the  next
          twelve months.  Should the tenant vacate after  the  issuance  of
          this Order, all arrears are due immediately.

               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, granted in part, and, that the  order  of
          the Rent Administrator be, and the same hereby is, affirmed,  and
          the rent is restored as of April 1, 1988.


          ADM. REVIEW DOCKET NO.: BJ 630093 RO

                                          ELLIOT SANDER
                                          Deputy Commissioner



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