Docket No. BI 710140-RO

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

          APPEAL OF                               DOCKET NO.:BI 710140-RO 

                                                  DISTRICT RENT
                                                  ADMINISTRATOR'S DOCKET
                                                  NO.: LBF 710022-S
                                                  Premises: 750 Shore Road,
                                                            Apt. 5L, Long    
                                                            Beach, NY
           John P. Loconsolo, Manager


              The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations described above.

              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.

              The tenant commenced this proceeding by filing a complaint 
          assertng that the owner had failed to maintain services in the 
          subject premises.  Specifically, the tenant maintained that the 
          owner had failed to open the swimming pool, and this closure was 
          the owner's fault, due to the fact that the owner had been 
          "notified about  defect of the pool about 9 months, ago but failed 
          to do anything about it".

              In its answer the owner alleged that it was notified by the 
          Board of Health that the pool could not be opened unless the filter 
          system was changed.  The owner continued that it had requested a 
          postponement of the Board of Health's order and that it be allowed 
          to use the old filter for another year.  This request was denied, 
          and the owner thus did not open the pool.

              The owner stated that "we do not feel a rent reduction should 
          be granted for something we cannot control".

              In his answer to the owner's answer the tenant alleged that the 

          Docket No. BI 710140-RO

          owner had notice of the Board of Health's decision, but had failed 
          to act on it in a timely manner.

              The Rent Administrator directed restoration of these services 
          and further ordered a reduction of the regulated rent.

              In its petition for administrative review, the owner reiterates 
          the allegations it made in its answer below.

              The Commissioner is of the opinion that this petition should be 

              The tenant's testimony before the Administrator that the owner 
          had nine month's notice that  the Board of Health required a new 
          pool filter; and that the owner did not make the repairs, thus 
          leading the Board of Health to close the pool and thus reduce 
          services is undisputed by the owner.  The owner merely, argues that 
          because the Board of Health required that either a new filter 
          system be installed on the pool must be closed somehow relieves the 
          owner of responsibility for providing the service of a swimming 
          pool.  The Commissioner feels that the owner's contention made 
          below and on appeal that it was not responsible for the decrease in 
          service is not tenable.  

              THEREFORE, in accordance with the provisions of the Tenant 
          Protection Regulations, it is

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


                                             Joseph A. D'Agosta
                                             Acting Deputy Commissioner

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