BK 430379 RO
           
                                  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.:  BK 430379 RO

               DOLPHIN LEASING CORPORATION,
                                                  DRO DOCKET NO.: ZBC 530112-B

                                  PETITIONER
          ----------------------------------X                                   


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


          On November 20, 1987 the  above-named  petitioner-owner  filed  a
          Petition for Administrative Review against  an  order  issued  on
          October 30, 1987 by the Administrator, (Gertz  Plaza)  concerning
          housing accommodations known as 522 West 161  Street,  New  York,
          New York, wherein the Rent Administrator determined that  certain
          services were not being provided or maintained and  as  a  result
          reduced  the  rents   of   various   controlled   tenants.    The
          Administrator did not reduce the rents of the stabilized  tenants
          since they did not request same.

          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.

          In  this  petition,  the  owner  contends,  in  substance,   that
          certain conditions  (cracked  public  walls,  peeling  paint  and
          unsanitary public area) as found  by  the  Administrator  do  not
          warrant a rent reduction.

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

          Regarding rent controlled tenants, Section 2202.16  of  the  Rent
          and Eviction Regulations provides in pertinent part that  if  the
          landlord fails to maintain services, the Administrator may  order
          a decrease in the maximum rent. 

          At the outset the Commissioner notes that the defective items for 
          which the rents were reduced are  essential  services  which  the
          owner is required to provide or maintain.
                                            
          A review of the record  indicates  that  the  Rent  Administrator
          properly determined the tenants' complaint of  service  reduction
          on the basis of a physical inspection which revealed a  defective
          front entrance  door  and  door  lock,  rodent  infestation  plus
          peeling paint and plaster and unclean floors in the public areas. 






          BK 430379 RO
          The  defective  items  for  which  the  rents  were  reduced  are
          essential services which the landlord is required to  provide  or
          maintain.   Accordingly,  the   Commissioner   finds   that   the
          Administrator  properly  reduced  the   rent   of   the   subject
          apartments.

          This order and opinion is issued without prejudice to the owner's 
          right to file an application with the Division for a  restoration
          of rent based upon a restoration of services,  if  the  facts  so
          warrant.

          THEREFORE, in accordance with the provisions of the New York City 
          Rent and Eviction Regulations, it is

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



          ISSUED:
                                                  ------------------------
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
           
             
                                          
    

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