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

          APPEAL OF                             DOCKET NO.: CC610114RO
                                                RENT ADMINISTRATOR'S
                  BERNARD PUTTER                DOCKET NO.: BG610329S        

               The above-named owner filed a timely petition for 
          administrative review of an order issued on February 10, 1988 
          concerning the housing accommodations known as 1540 Pelham Parkway 
          Apartment 2J, Bronx, New York, wherein the Administrator found 
          certain conditions in the tenant's apartment that 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 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 
          the subject apartment.

               In answer to the tenant's complaint of a defective intercom, 
          the owner stated that telephone equipment had been installed in the 
          lobby prior to the enactment of the Rent Stabilization Law of 1969.  
          The system required a visitor to ring the buzzer, and the tenant to 
          dial a seven-digit telephone number to the lobby to ascertain the 
          visitor's identity.

               The owner denied the remaining allegations set forth in the 
          complaint, or otherwise asserted that all required repairs had been 
          or would be completed.

               An inspection of the subject premises, conducted by a DHCR 
          inspector, confirmed the tenant's complaints of a cracked bathroom 
          wall and a kitchen sink floor cabinet.  The inspection also 
          confirmed that a working telephone receiver was located in the 
          lobby and that the buzzer system was operative, but that the voice 
          intercom equipment was not maintained.


               The Rent Administrator directed that services, including the 
          intercom, be restored and further ordered a rent reduction of the 
          stabilization rent.

               In the petition for administrative review, the owner 
          reiterates that the lobby telephone and the buzzer were operating 
          properly, and states that a second intercom system was in the 
          process of being installed.  The owner also states that the other 
          items had been repaired.  A copy of the petition was served on the 

               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 require to order a rent reduction, upon application by the 
          tenant, where it is found that an owner has failed to maintain 
          required services.  The owner's claims suggest that the repairs 
          were made after the issuance of the Administrator's order.  If the 
          repairs were made prior thereto, there is no evidence in the record 
          to indicate the same.  The petition does not establish any basis 
          for revoking that part of the Administrator's order that found that 
          the owner was not maintaining required services in that the 
          bathroom wall and kitchen sink were defective.  Based thereon,the 
          rent reduction granted was proper and should be affirmed.

               The owner is correct, however, that the record below does not 
          reflect that the Administrator considered the owner's claim that 
          the lobby telephone/buzzer system, rather than a buzzer/intercom 
          system, was the service the owner provided on the base date.  The 
          condition is revoked as a predicate for the rent reductions, 
          without prejudice to further consideration of this matter in 
          separate proceedings.

               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, affirmed, as modified above.

                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner       

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