Doc. #CA630266RO
                                STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                              JAMAICA, NEW YORK  11433

        APPEAL OF                                 DOCKET NO.: CA630266RO

          Toporovsky & Sons Realty Corp.,         RENT ADMINISTRATOR'S
                                                  DOCKET NO.: BF610051B

                            PETITIONER      :


        On January 11, 1988, the above-name petitioner-owner filed a petition 
        for administrative review of an order issued on December 15, 1987, by 
        the Rent Administrator, concerning the housing accommodations known as 
        3535 Dekalb Avenue, Bronx, N.Y., various apartments, wherein the 
        Administrator determined that the maximum legal rent for rent 
        controlled apartments should be reduced by $3.00 per month based upon 
        a diminution of services.  The Rent Administrator's order was based 
        upon an inspection held on September 29, 1987, which disclosed that 
        heat and hot water services were restored but that the public areas of 
        the building were dirty.  The Rent Administrator also directed that the 
        owner restore all services but did not order a rent reduction for 
        stabilized tenants because the tenants did not request a rent 

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

        On appeal, the petitioner-owner asserts that the Rent Administrator's 
        order should be reversed because the subject building is under the 
        constant care of a work-out superintendent; that the public hallways 
        are mopped and swept on schedule and further that the building does not 
        have any rent controlled tenants.

        The petition was served on the tenants on March 8, 1988.  

        The tenants answered the petition alleging that the public hallways are 
        still dirty and unkempt.

        After a careful consideration of the entire evidence of record the 
        Commissioner is of the opinion that the administrative appeal should be 
        granted in part.

        A review of DHCR records reveals that there are no rent controlled 
        tenants in the subject building; thus confirming the owner's contention 

        Doc. #CA630266RO

        on appeal.

        It is apparent, therefore, that the Rent Administrator erred by issuing 
        a $3.00 per month rent reduction for rent controlled tenants in the 
        subject building and that portion of the order must be revoked.

        The record before the Commissioner shows, however, that the Rent 
        Administrator was correct in directing that the owner restore all 
        services to the required level based on the inspection held on 
        September 29, 1987 which revealed that the public areas were dirty. 

        Pursuant to Section 2520.6(r) of the Rent Stabilization Code, the 
        definition of services that an owner is required to maintain includes 
        repairs, maintenance, and janitorial services.  Therefore, the 
        Administrator properly directed the owner to restore services and 
        compliance with that directive will be determined in the restoration 
        proceeding which is pending with the Division.

        THEREFORE, in accordance with the provisions of the Rent Stabilization 
        Law and Code, it is, 

        ORDERED, that the administrative appeal be, and the same hereby is, 
        granted in part, and that the Administrator's order be, and the same 
        hereby is, modified, to revoke the rent reduction for rent controlled 
        tenants as provide hereinabove.  The order of the Rent Administrator is 
        hereby affirmed in all other respects.  

                                                 Joseph A. D'Agosta
                                                 Deputy Commissioner

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