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

          APPEAL OF                               DOCKET NO.:              
                 TEG MANAGEMENT CORP.,        
                                                  RENT ADMINISTRATOR'S
                                                  DOCKET NO.:
                                   PETITIONER     BD120290S


          The above-named owner filed a timely petition for administrative 
          review (PAR) of an order issued on February 4 1988, concerning the 
          housing accommodations known as 140-30 Ash Avenue, Queens, 
          New York, Apartment 1-K, wherein the Rent Administrator determined 
          the tenant's complaint of a reduction of services.  A copy of the 
          petition was served on the tenant.

          The Commissioner has reviewed all of 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 
          asserting that the owner had refused to grant the tenant a key to 
          the storage room, which allegedly had been previously provided from 
          1972 to 1987.

          In an answer, the owner denied ever having given the tenant offi- 
          cial permission to store a bicycle and any knowledge that the 
          tenant was using the storage area in such manner, and stated that 
          for security reasons keys would not be granted to anyone, that no 
          tenants would be allowed to use storage rooms for bicycles except 
          on the owner's terms, and that access to public areas had been 
          eliminated wherever possible. 

          Thereafter, an inspection of the subject premises was attempted by 
          a DHCR inspector on September 23, 1987 who indicated in his 
          inspection report "N/A", i.e., no access.  A second inspection was 
          conducted on October 5, 1987.  The inspector reported the basement 
          storage area was locked by the superintendent.


          The Rent Administrator found that storage space was no longer 
          provided, directed restoration of this service, and further, 
          ordered a reduction of the stabilization rent.

          In its petition for administrative review, the owner indicated that 
          the tenant had been advised to request the superintendent to unlock 
          the storage room door whenever he wanted to store or remove the 
          bicycle from the storage area.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be denied.

          Section 2523.4 of the Rent Stabilization Code, 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 petition does not establish any basis for modifying or 
          revoking the Administrator's order which determined that the owner 
          was not maintaining required services.  

          The tenant contended below that he had key access to the storage 
          area for many years, which the owner recently eliminated.  The 
          owner's bare disclaimer below that he had no knowledge that the 
          tenant had key access to storage space and that such use was not 
          authorized, did not directly contradict the tenant's claim.  The 
          owner's further assertion that access to public areas had been 
          eliminated wherever possible also suggests that the tenant's claim 
          of decreased services was true.

          The owner's offer, set forth on appeal, that the tenant was 
          permitted to store and remove his bicycle by applying to the 
          superintendent to unlock the room, reflects a services reduction 
          from key access previously available to tenant.

          The owner may file a rent restoration application if the facts so 

          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.

          THEREFORE, in accordance with the Rent Stabilization Law and Code 
          and the Emergency Tenant Protection Act of 1974, 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, 


                                                JOSEPH A. D'AGOSTA
                                                Deputy Commissioner          


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