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 130250-RO
                                         :  
                                            DRO DOCKET NO.: ZQS 000694-B
       MYDL ASSOCIATES
                           PETITIONER    :  TENANTS: VARIOUS
     ------------------------------------X                             

           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW

     On November 6, 1987 the  above  named  petitioner  filed  a  Petition  for
     Administrative Review against an order issued as October 6,  1987  by  the
     Rent Administrator, 92-31 Union Hall Street, Jamaica, New York  concerning
     the housing accommodation known as 61-40 Saunders Street, Rego  Park,  New
     York wherein the Administrator determined that there had been a  reduction
     in building-wide services and ordered a rent reduction.

     This proceeding was commenced on November 25, 1985  when  Susan  Lopez,  a
     Rent Stabilized tenant, filed a complaint of a decrease  in  building-wide
     services.  The tenant alleged that the intercom  system  was  broken,  the
     front door did not lock and was open and the hall lighting was inadequate.

     A copy of the complaint was sent to the owner on January 9, 1986.

     In answer the owner asserted that the intercom system  needed  replacement
     parts which were unavailable  due to the age of the system  and  that  the
     entire system was being replaced  with  a  new  system.   The  owner  also
     asserted that the lighting was adequate but that  sometimes  bulbs  burned
     out.

     Physical inspections were conducted by a  staff  member  of  the  DHCR  on
     January 17, 1986, , August 12, 1986  and  on  March  31,  1987.   In  each
     instance, the inspection  confirmed  that  the  intercom  system  and  the
     vestibule doors and door locks were defective.

     In the order here under review, the Administrator reduced the rent of  the
     complaining  tenant  by  one  guideline  and  reduced  the  rent  of  rent
     controlled tenants $12.00 per month.

     In the appeal, the owner requests that the order  be  modified  to  affect
     only the tenant who filed the complaint and not any of the  other  tenants
     listed in the order since none had been party to the complaint.  The owner 
     further contends that a new intercom system and new vestibule  doors  have
     been installed.

     Several  tenants  replied  to  the  petition  and  stated  that  they  had
     complained to the owner of the defects in  the  intercom  system  and  the
     vestibule doors.








          DOCKET NUMBER: BK 130250-RO
     The Commissioner is of the opinion that this petition should be denied.

     Pursuant to Section 2202.16 of the Rent and Eviction Regulations, the Rent 
     Administrator has discretion to order  a  decrease  in  the  maximum  rent
     otherwise allowable where there has been a decrease in essential services.

     In the instant case, the owner was on notice that the security system  was
     defective.  Several tenants asserted, without contradiction, that they had 
     complained to the  owner.   The  owner  stated  in  its  response  to  the
     complaint that it knew the intercom system was defective.  Moreover, three 
     physical inspections conducted from January 17,  1986  through  March  31,
     1987 confirmed the existence of the defective conditions.  The  owner  had
     more than a year from the time the complaint  was  filed  to  correct  the
     defects.  Since pursuant to Section 2202.16 it  was  unnecessary  for  any
     rent controlled tenant to file a complaint,  the  Administrator  correctly
     ordered a rent reduction for the affected rent controlled tenants.

     With regard to the owner's assertion that the  defective  intercom  system
     and vestibule doors have been replaced, if the facts so warrant, the owner 
     may apply for a restoration of the rent.

     THEREFORE, in accordance with the Rent and Eviction Regulations, 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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