BL 230187 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.: BL 230187 RO

                                               DISTRICT RENT ORDER
               BAI Realty &                    DOCKET NO.: ZBD-230026-B
               Construction Corp.,
                                               
                                   PETITIONER
          -----------------------------------X

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

          On December 21, the above-named petitioner-owner filed a Petition 
          for Administrative Review against an order issued on December  1,
          1987, by  the  Administrator  (Gertz  Plaza)  concerning  housing
          accommodations known as 320 Sterling Place, Brooklyn,  New  York,
          wherein the Administrator determined that certain  services  were
          not being provided or maintain and as a result reduced the  rents
          of various controlled apartment by $3.00 per month.  The rent  of
          one stabilized tenant was also reduced to  the  level  in  effect
          prior to the last rent guideline increase which  commence  before
          the effective date of this order.

          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.

          In this petition  the  owner  contends,  in  substance,  that  it
          recently took over the premises, and thus it was not served  with
          the  tenant's  original   complaint;   that   the   Administrator
          improperly reduced the rents of two controlled  tenants  who  had
          since vacated their apartments.

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

          A review of he record discloses  that  a  copy  of  the  tenant's
          (Denise Horsford) complaint was mailed to the then current  owner
          (Morris Gross) on June 10, 1987.  Said owner submitted an  answer
          disputing the tenant's allegations.  The record further indicates 
          that the Rent  Administrator  properly  determined  the  tenant's
          complaint of  service  reduction  on  the  basis  of  a  physical
          inspection which revealed that the owner had failed  to  maintain
          certain  building-wide  service  (5th   floor   incinerator   has
          accumulation of debris).  The Commissioner is of the opinion  and
          finds that the Administrator properly reduced the  rents  of  two
          (2) controlled  and  one  stabilized  apartments.   However,  the
          Administrator erred by reducing the rents of  apartments  numbers
          3GE and 4DE since these controlled apartments were vacated (which 
          subsequently became subject to Rent Stabilization) prior  to  the
          issuance of the Administrator's order.  Thus, the order should be 
          modified by deleting that portion  which  reduced  the  rents  of






          BL 230187 RO
          these apartments.

          THEREFORE, in accordance with  the  Rent  Stabilization  Law  and
          Code, and the New York City Rent and Eviction Regulations, it is

          ORDERED, that this petition be, and the same hereby  is,  granted
          in part; and that the Administrator's  order  be,  and  the  same
          hereby is modified by deleting such portion thereof which reduced 
          the maximum legal rent ($3.00 per month) of apartments number 3GE 
          and 4DE; and that as so modified  said  order  be  and  the  same
          hereby is affirmed.


          ISSUED:

           
                                                  ELLIOT SANDER
                                                  Deputy Commissioner
    

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