CB430230RO

                                  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.:  CB430230RO
                                                  
          WALTER M. EBERHARDT, JR.                RENT
          GRAMERCY REALTY CO.                     ADMINISTRATOR'S DOCKET 
                                                  NO.: BD430083B
                                  PETITIONER            
          ----------------------------------x


            ORDER AND OPINION GRANTING PETITION FOR ADMINISTRATIVE REVIEW
                       AND REVOKING RENT ADMINISTRATOR'S ORDER

               The above named petitioner-owner timely refiled a Petition for 
          Administrative Review against an order of the Rent Administrator 
          issued December 3, 1987. The order concerned various housing 
          accommodations located at 240 E. 21st Street, New York, N.Y.  The 
          Administrator directed restoration of services and ordered a rent 
          reduction based on the owner's failure to maintain required 
          services.  

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

               This proceeding was  commenced on April 29, 1987 when one 
          tenant filed a Statement of Complaint of Decrease in Building-Wide 
          Services and alleged, in sum, that the front and back doors have 
          defective or missing locks, that lighting in the public areas is 
          inadequate, and that the public areas need to be cleaned.

               The owner was served with a copy of the complaint and afforded 
          an opportunity to respond. The owner did not file a response.
           
               The Administrator ordered a physical inspection of the subject 
          building.  The inspection was conducted on June 29, 1987 and 
          revealed that the public area windows were in need of washing. All 
          other services complained of were found to be maintained.

               The Administrator issued the order here under review on 
          December 3, 1987 and ordered a rent reduction of $3.00 per month 
          for rent controlled tenants and an amount equal to one guideline 
          increase for rent stabilized tenants.  
           












          CB430230RO

               On appeal the owner states that it never received notice of 
          the original complaint and that the cited condition is "too 
          trivial" to warrant a rent reduction.  The petition was served on 
          the tenants on May 16, 1988.
           
               After careful review of the evidence in the record, the 
          Commissioner is of the opinion that the petition should be granted 
          and the order here under review should be revoked.

               With regard to rent controlled tenants who were granted a 
          $3.00 per month rent reduction, the Commissioner notes that the one 
          tenant who filed the complaint was not rent controlled.  In order 
          for a rent controlled tenant in the building be entitled to a rent 
          reduction, either that tenant or another rent controlled tenant 
          living in the building must sign the complaint.  Since no rent 
          controlled tenant signed the complaint herein, the Administrator 
          erred in granting rent controlled tenants the rent reduction.

               With regard to the one rent stabilized tenant who did sign the 
          complaint, the Commissioner's review of the record leads to the 
          conclusion that the report of the DHCR inspector does not 
          sufficiently reveal a failure to maintain services for which a rent 
          reduction is appropriate.  Accordingly, the order here under review 
          is revoked for the rent stabilized tenant as well.

               THEREFORE, pursuant to the Rent Stabilization Law and Code and 
          Rent and Eviction Regulations for New York City it is 

               ORDERED, that this petition be, and the same hereby is, 
          granted, and that the Rent Administrator's order be, and the same 
          hereby is, revoked.  Any rent controlled tenant who owes arrears 
          based on the Commissioner's decision herein may pay off said 
          arrears in installments of $3.00 per month. If the rent stabilized 
          tenant owes arrears, the arrears may be paid off in twelve (12) 
          equal monthly installments.  If any tenant vacates their apartment 
          the arrears are due and payable immediately.

          ISSUED:



                                                                             
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner
                                   
    

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