CA110300RO
                                  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


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          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: CA110300RO 
                                                  
                                                RENT ADMINISTRATOR'S
                                                DOCKET NO.: BF110058B       
                    Jerome Campo,
                                         
                                                         
                                 PETITIONER  
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            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     
                          

               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations known as 41-25 49th Street, Queens, New York, 
          wherein the Administrator found that certain conditions in the 
          building constituted service decreases.

               The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issued raised by the petition.

               The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject building.

               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 building was conducted 
          by a D.H.C.R. inspector who confirmed that: the hallway required 
          painting; the entrance door latch was not secure; the lobby 
          lighting was not adequate; the rear yard was lettered with debris; 
          the fire escape ladders and various interior stairs were defective; 
          and there was no superintendent available at the time of 
          inspections combined with the fact that contact information was not 
          posted.

               The Rent Administrator directed restoration of these services 
          and, further, ordered a reduction of the regulated rent.













          CA110300RO




               In the petition for administrative review, the owner 
          reiterates assertions below to the effect that their first floor 
          tenant is not affected by the conditions in the various common 
          areas of the building.  The tenant was served with the owner's 
          petition.

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

               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 has failed to maintain 
          required services.  Section 2202.16 of the Rent and Eviction 
          Regulations contains similar provisions.  

               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 based on a 
          physical inspection confirming the existence of defective 
          conditions in the subject building for which a rent reduction is 
          warranted.  All tenants, including tenants on the first floor, are 
          entitled to proper maintenance and repair of building services.  
          The owner is also silent as to his obligation under Section 27- 
          2053(c) of the Housing Maintenance Code to conspicuously display 
          superintendent contact information.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code and the City Rent and Eviction Regulations, 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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