BI130086RO
           
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE     ADMINISTRATIVE  REVIEW
          APPEAL OF                               DOCKET NO.:   
                                                                                          BI130086RO

                                                  RENT ADMINISTRATOR'S      
                 AKAM ASSOCIATES, as Agent,       DOCKET NO.: 
                                                  AK130063B

                                                  PREMISES:                  
                                                  18-35 Corporal Kennedy St.
                                                  Various Apartments
                                   PETITIONER     Queens, New York
          ----------------------------------x                               

                            
                                                              
              ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


            The above-named petitioner filed a timely petition for adminis- 
            trative review (PAR) of an order issued concerning the housing 
            accommodations relating to the above-described docket number.

            The Commissioner has reviewed all the evidence in the record and 
            has carefully considered that portion of the record relevant to the 
            issues raised by the petition. 

            On November 3, 1986, eight tenants joined in the filing of a 
            complaint asserting that the owner had failed to maintain certain 
            services in the subject building.  Among the complained of 
            conditions:

                 1.   Hallway carpeting was ripped and shredded.
                 2.   The inner circle parking lot had a large hole.
                 3.   Water damage due to lack of maintenance.

            On December 12, 1986, the owner was served with the tenants' 
            complaint and was afforded an opportunity to comment thereupon.

            The owner did not interpose an answer to the tenants' complaint.














          BI130086RO



            The Administrator ordered a physical inspection of the premises.  
            The inspection was conducted on March 4, 1987, and revealed the 
            following:

                 1.   Defective public hallway carpeting.
                 2.   Public areas require plastering and painting.
                 3.   Inner circle parking lot had holes.

            On August 17, 1987, the Rent Administrator directed restoration
            of these services and further ordered a reduction of the sta- 
            bilized legal rents of all tenants who joined in the complaint.

            In the petition, filed on September 21, 1987, the petitioner who 
            identifies itself as the agent for the owner, states, in substance, 
            that the repair and maintenance of the building's common area are 
            the responsibility of the building owner, through its managing 
            agent.  In addition, the petitioner states, in substance, but 
            without any documentation that the repairs have been performed and 
            the rents should be restored.

            On November 20, 1987, the petition was served upon the tenants 
            affected by the order appealed herein.

            Several tenants answered, disputing that all necessary repairs have 
            been completed.

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

            The Commissioner notes that the owner did not answer the complaint 
            below, therefore the petitioner's contentions are raised for the 
            first time on appeal.  As such, the contentions are beyond the 
            scope of review of this administrative appeal which is limited to 
            a review of facts or evidence before the Rent Administrator.

            The automatic stay of the retroactive rent abatement that resulted 
            by the filing of this petition is vacated upon issuance of this 
            Order and Opinion.  The rent reduction remains in effect until a 
            rent restoration application is filed by the owner and granted by 
            the Administrator.

            Pursuant to Section 2523.4 of the Rent Stabilization Code, Division 
            of Housing and Community Renewal (DHCR) is required to order a rent 
            reduction, upon application by a tenant, where it is found that an 
            owner has failed to maintain required services.  The owner's peti- 
            tion does not establish any basis for modifying or revoking the 










          BI130086RO

            Administrator's order which determined that the owner was not 
            maintaining required services based on a physical inspection 
            confirming the existence of defective conditions in the subject 
            building for which rent reductions for all complaining tenants are 
            warranted.


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

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


            ISSUED:




                                                                             
                                                     JOSEPH A. D'AGOSTA
                                                     Deputy Commissioner






    

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