CF410254RO

                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                                  JAMAICA, NY 11433




          ------------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE          ADMINISTRATIVE REVIEW
          APPEAL OF                                    DOCKET NO.:
                                                       CF410254RO
                    Albert Cirignano, Sr.,

                                                       RENT ADMINISTRATOR'S
                                                       DOCKET NO.:
                                                       BG410891S
                                   PETITIONER
          ------------------------------------x

                      ORDER AND OPINION GRANTING PETITION FOR 
                           ADMINISTRATIVE REVIEW, IN PART 

          The above-named owner filed a timely petition for administrative 
          review of an order issued on June 3, 1988, concerning the housing 
          accommodations known as 234 East 30th Street, Apartment 3, 
          New York, New York, wherein the Rent Administrator determined the 
          tenant's complaint of decreased services.

          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 
          asserting that the owner had failed to maintain certain services in 
          subject apartment.

          In an answer, the owner denied the allegations set forth in the 
          complaint or otherwise asserted that all required repairs had been 
          or will be completed.

          Thereafter, an inspection of the subject apartment was conducted by 
          a DHCR inspector who reported that windows were defective, and that 
          the entrance door intercom was defective, in that the return buzzer 
          mechanism to release or open the front door lock could not be 
          activated from the apartment.  The inspector also reported that the 
          apartment was not painted completely.
















          CF410254RO

          The Rent Administrator directed restoration of the services, 
          including repairs to a defective intercom and further, ordered, a 
          reduction of the stabilization rent.

          In the petition for administrative review, the owner states that 
          the windows would be repaired or replaced, that the door buzzer 
          works and that the tenant agreed to take payment from the owner to 
          paint the apartment.  In regard to the Rent Administrator's finding 
          of a defective intercom, the owner notes that intercom service was 
          never provided.

          In an affirmation of non-compliance dated July 29, 1988, the tenant 
          elaborated on statements made in the complaint pertaining, in 
          pertinent part, to the bell/buzzer system.  The tenant stated that 
          there was no intercom system and explained that both the front 
          entrance door and vestibule door were locked as a security measure.  
          The tenant continued that, as a result, the tenants went to the 
          vestibule to unlock the front entrance door to allow visitors in 
          and to escort them out.  The tenant also indicated that there had 
          been some discussion with the owners to install equipment outside 
          the front entrance door, but, that there had been no action to 
          date.

          After careful consideration, the Commissioner is of the opinion 
          that the petition should be granted, in part.  

          Pursuant to 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 failed to maintain required 
          services.

          The Rent Administrator properly granted the tenant a rent reduction 
          based on the results of a physical inspection that found that the 
          windows were defective, that the front door buzzer was not working 
          and that painting was not completed.  In regard to the painting, 
          Section 2520.13 of the Code precludes transfer of the owner's 
          obligation to provide tri-annual painting services to the tenant.

          Regarding the building door intercommunication services provided, 
          registration records list a bell/buzzer system for the building.  
          The record of the proceedings below does not establish that an 
          intercom was a service the owner provided.  The inspector's report 
          confirmed only that the downstairs buzzer could not be activated 
          from the apartment.

          The Rent Administrator's order is amended to reflect that the 
          building door buzzer, rather than an intercom, was defective.  The 
          parties are referred to Section 25-151 of the Rules of the City of 
          New York (RCNY) for guidance regarding acceptable building entrance 
          doors, locks, and intercommunication systems.  
          THEREFORE, in accordance with the Rent Stabilization Law and Code, 
          it is






          CF410254RO


          ORDERED, that this petition be, and the same hereby is, granted, in 
          part and that the Rent Administrator's order be, and the same 
          hereby is, amended to revoke a finding of an inoperative intercom 
          system and to reflect an inoperative building door buzzer.  In all 
          other respects, the Rent Administrator's order is affirmed.  



                
          ISSUED:





                                                                     
                                             JOSEPH A. D'AGOSTA
                                             Deputy Commissioner  






    

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