BK230029RO

                                  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.:  BK230029RO
                                                  
          QUENTIN MANAGEMENT                      RENT
                                                  ADMINISTRATOR'S DOCKET 
                                                  NO.: BA230014B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW
                                          
               On November 13, 1987 the above named petitioner-owner filed a 
          Petition for Administrative Review against an order of the Rent 
          Administrator issued October 15, 1987. The order concerned various 
          housing accommodations located at 230 Quentin Road, Brooklyn, N.Y.  
          The Administrator directed restoration of services and ordered a 
          reduction of the stabilized legal rents effective February 1, 1987.

               The Commissioner has reviewed the record and carefully 
          considered that portion relevant to the issues raised by this 
          appeal.

               This proceeding was commenced on January 9, 1987 when 17 of 
          the 24 building tenants filed a Statement of Complaint of Decrease 
          in Building-Wide Services wherein they alleged, in sum, that the 
          owner was not maintaining certain required services.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner filed a response on February 
          13, 1987 and stated, in sum, that it was maintaining services and 
          that the complaint should be denied.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on March 10, 1987 and 
          revealed that the front vestibule door had a large crack in the 
          glass.  Other items listed in the complaint were not confirmed.

               The Administrator issued the order here under review on 
          October 15, 1987 and ordered a rent reduction for all tenants who 
          signed the complaint in an amount equal to the most recent 
          guideline adjustment based on the inspector's report. 

               On appeal the owner states that the glass in the vestibule 












          BK230029RO

          door cracks periodically and is repaired immediately upon 
          discovery.  The owner attached a paid bills dated January 21, May 
          16, and September 15, 1987 from a glass company which are offered 
          to show that repeated repairs are made. 

               Four tenants filed responses and all stated that the cracked 
          glass had been replaced and that the building was being properly 
          maintained.

               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be denied.

               The Commissioner finds that the owner has not rebutted the 
          report of the DHCR inspector.  This report, prepared by an agency 
          employee who is neither a party to the proceeding or an 
          adversary,clearly stated that the glass in the vestibule door was 
          broken at the time of the inspection.  The Administrator correctly 
          relied on this report in issuing the order here under review.  The 
          evidence of repairs to the glass was not submitted to the 
          Administrator and is beyond the scope of review of this appeal.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, a 
          tenant may apply to the DHCR for a rent reduction based on the 
          owner's failure to maintain required services.  The Administrator 
          shall reduce the rent based on a finding that services are not 
          being maintained.  Repairs and maintenance are included within the 
          statutory definition of required services.  The Commissioner finds 
          that the Administrator based this determination on the entire 
          record including the results of the on-site physical inspection 
          described above.  The order here under review is affirmed.  
               
               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 Commissioner notes that the owner's application for rent 
          restoration (Docket No. GB210127OR) has been granted.

               THEREFORE, pursuant to the Rent Stabilization Law and Code it 
          is 

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

          ISSUED:

                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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