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

          APPEAL OF                              DOCKET NO.:               
                                                 CF 230120 RO
                                                 RENT ADMINISTRATOR'S     
                                                 DOCKET NO.:              
                                                 CA 230019 B
             HELEN KOSLOWSKI                      
                                                 Premises: 2402 63rd St.
                              PETITIONER      :            Brooklyn, N.Y.


               The above-named owner filed a timely petition for 
          administrative review of an order issued concerning the housing 
          accommodations relating to the above described docket number.

               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.

               Various tenants commenced the proceeding below on January 13, 
          1988 by joining in the filing of a complaint asserting that the 
          owner had failed to maintain certain services in the subject 
          building, including lack of security due to the lobby door being 
          kept open.

               In her answer, the owner denied the allegations set forth in 
          the tenants' complaint or otherwise asserted that all required 
          repairs had been or would be completed, and that a new intercom and 
          bell and buzzer system was to be installed soon.

               Thereafter on March 25, 1988 an inspection of the subject 
          building was conducted by a D.H.C.R. inspector who confirmed there 
          was a new intercom system but that the lock on the lobby door was 

               In the order issued on June 8, 1988, the Rent Administrator 
          directed restoration of services and further ordered, a reduction 
          of the stabilization rent for all stabilized tenants who signed the 
          complaint and a $9.00 per month reduction in the maximum legal rent 
          for all rent controlled tenants in the building. 

          ADM. REVIEW DOCKET NO.: CF 230120 RO

               In her petition for administrative review, the owner states, 
          in substance, that repairs have been performed, and submits copies 
          of a proposal for a new intercom and door opener dated February 11, 
          1988, a bill for a front door lock dated March 11, 1988, and a bill 
          for repairs to the door opener on March 30, 1988.

               Subsequently, the owner filed an application for restoration 
          of rent, which was granted on April 14, 1989.

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

               Section 2523.4(a) of the Rent Stabilization Code, provides:

                    "A tenant may apply to the DHCR for a reduc-
                     tion of the legal regulated rent to the level
                     in effect prior to the most recent guidelines
                     adjustment, and the DHCR shall so reduce the 
                     rent for the period for which it is found 
                     that the owner has failed to maintain re-
                     quired services."

          Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

               The Commissioner finds that the Administrator properly based 
          his determination on the entire record, including the results of 
          the on-site physical inspection, and that pursuant to Section
          2523.4(a) of the Code, the Administrator was mandated to reduce
          the rent upon determining that the owner had failed to maintain 

               Section 2202.16 of the Rent and Eviction Regulations provides 
          that if the owner fails to maintain services, the Rent 
          Administrator may order a decrease in the maximum rent in an amount 
          which the Rent Administrator, in his discretion, may determine.

               The record in the instant case reveals that the tenants 
          complained about inadequate security and the physical inspection of 
          the premises confirmed that the lobby door lock was defective.

               The Commissioner notes that while the owner questions the 
          findings of fact, the record clearly reflects those findings by 
          virtue of the inspection which occurred in this case.

               Moreover, the owner had sufficient time from the date of 
          service of the tenants' complaints until the date of the physical 

          ADM. REVIEW DOCKET NO.: CF 230120 RO

          inspection to investigate the tenants' complaints and to make the 
          necessary repairs, but failed to do so.  Nor did the owner submit 
          evidence of repairs done subsequent to the inspection and before 
          the issuance of the Administrator's order. 

               Accordingly, based on a preponderance of the evidence the 
          Commissioner finds that the owner has offered insufficient reason 
          to disturb the administrator's determination and that the 
          Administrator properly based his determination on the entire 
          record, including the results of the on-site inspection conducted 
          in the subject building.  

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

               ORDERED, that the petition be, and the same hereby is, denied, 
          and the Rent Administrator's order be, and the same hereby is, 


                                          JOSEPH A. D'AGOSTA
                                          Acting Deputy Commissioner



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